Authored by the expert who managed and guided the team behind the Spain Property Pack
Yes, the analysis of Alicante's property market is included in our pack
Alicante's real estate market in early 2026 is shaped by record foreign-buyer activity, rising prices, and a tight supply of homes.
This guide walks you through market momentum, property types, gentrifying neighborhoods, and realistic projections for both short and long term.
We also cover current housing prices in Alicante and update this blog post regularly so you always have fresh data.
And if you're planning to buy a property in this place, you may want to download our pack covering the real estate market in Alicante.
How's the real estate market going in Alicante in 2026?
What's the average days-on-market in Alicante in 2026?
As of early 2026, the estimated average days-on-market for residential properties in Alicante is around 75 to 105 days, though well-priced apartments in prime coastal zones like Playa de San Juan often sell in 30 to 60 days.
The realistic range that covers most typical listings in Alicante goes from about 30 days for turnkey homes in hot neighborhoods to over 120 days for overpriced properties, those needing renovation, or units with poor energy ratings.
Compared to one or two years ago, days-on-market in Alicante has compressed slightly because demand from foreign buyers remains extremely strong, with about 43% of all provincial purchases made by foreigners in the third quarter of 2025, the highest share in Spain.
Are properties selling above or below asking in Alicante in 2026?
As of early 2026, properties in Alicante typically sell about 3% to 7% below the asking price, with prime turnkey homes in areas like Playa de San Juan or Centro closing at just 0% to 3% below asking.
Most properties in Alicante sell at or below asking price, with only a small minority in the hottest micro-markets reaching full asking price, and we are reasonably confident in this estimate because registry data shows closed prices consistently below portal asking prices.
Bidding wars and above-asking sales are rare in Alicante, but they can happen for move-in-ready apartments in Playa de San Juan, Cabo de las Huertas, and the most desirable streets of Centro, especially when foreign buyers compete for limited stock.
By the way, you will find much more detailed data in our property pack covering the real estate market in Alicante.
We created this infographic to give you a simple idea of how much it costs to buy property in different parts of Spain. As you can see, it breaks down price ranges and property types for popular cities in the country. We hope this makes it easier to explore your options and understand the market.
What kinds of residential properties can I realistically buy in Alicante?
What property types dominate in Alicante right now?
The estimated breakdown of residential properties available for sale in Alicante is roughly 75% to 80% apartments (pisos), about 10% to 15% townhouses and semi-detached homes, and the rest being detached houses and chalets mostly found on the city outskirts.
Apartments represent the largest share of the market in Alicante by a wide margin, making up around three-quarters of all listings in the city and surrounding coastal areas.
Apartments became so prevalent in Alicante because the city developed as a compact coastal urban center where multi-family buildings maximize limited land near the beach and city center, and Spanish urban planning has historically favored this density.
If you want to know more, you should read our dedicated analyses:
- How much should you pay for a house in Alicante?
- How much should you pay for an apartment in Alicante?
Are new builds widely available in Alicante right now?
The estimated share of new-build properties among all residential listings in Alicante is around 15% to 20%, with the majority of the market consisting of resale apartments built in the 1970s through 2000s.
As of early 2026, neighborhoods with the highest concentration of new-build developments in Alicante include Playa de San Juan expansion pockets, Vistahermosa, Benalua Sur, and selected PAU-style planned developments on the northern edge of the city.
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Which neighborhoods are improving fastest in Alicante in 2026?
Which areas in Alicante are gentrifying in 2026?
As of early 2026, the neighborhoods in Alicante showing the clearest signs of gentrification are San Blas, Benalua, Los Angeles-Tombola-San Nicolas, Carolinas Bajas, and parts of Campoamor, where buyers priced out of the center are renovating older buildings.
Visible changes indicating gentrification in these Alicante neighborhoods include new specialty coffee shops and brunch spots replacing traditional bars, facade renovations with fresh paint and upgraded windows, and an influx of younger professionals and expat couples pushing out older long-term residents.
Price appreciation in these gentrifying Alicante neighborhoods over the past two to three years has been remarkable, with areas like Los Angeles-Tombola-San Nicolas seeing gains of about 25% to 28% annually and Villafranqueza-Santa Faz-Monegre recording the city's highest growth at around 28% in a single year.
By the way, we've written a blog article detailing what are the current best areas to invest in property in Alicante.
Where are infrastructure projects boosting demand in Alicante in 2026?
As of early 2026, the top areas in Alicante where major infrastructure projects are boosting housing demand are Ensanche-Diputacion and Benalua near the railway station corridor, and coastal zones like Playa de San Juan that benefit from airport connectivity.
The specific infrastructure projects driving demand in Alicante include the Alicante railway station expansion adding six new high-speed tracks for the Corredor Mediterraneo, awarded for about 20 million euros, and the continued growth of Alicante-Elche Airport which handles around 90% international traffic.
The estimated timeline for completion of the Alicante railway station capacity works is within the next two to three years, while airport improvements are ongoing as part of Aena's continuous development program.
The typical price impact on nearby Alicante properties is about 5% to 10% appreciation after infrastructure projects are announced, with a further 5% to 15% once they are completed and operational, based on patterns seen in similar Spanish coastal cities.
We have made this infographic to give you a quick and clear snapshot of the property market in Spain. It highlights key facts like rental prices, yields, and property costs both in city centers and outside, so you can easily compare opportunities. We’ve done some research and also included useful insights about the country’s economy, like GDP, population, and interest rates, to help you understand the bigger picture.
What do locals and insiders say the market feels like in Alicante?
Do people think homes are overpriced in Alicante in 2026?
As of early 2026, local sentiment in Alicante is split: many residents feel homes have become too expensive relative to local salaries, while foreign buyers and investors often consider prices reasonable compared to their home countries.
Locals who argue homes are overpriced in Alicante typically cite the rapid 10% to 15% annual price increases, rents that have jumped over 8% in a year, and the fact that average local salaries around 33,000 euros cannot keep pace with prices now exceeding 2,500 euros per square meter.
Those who believe prices are fair in Alicante point to the limited supply of homes, strong international demand (43% foreign buyers), over 300 sunny days per year, excellent airport connectivity, and rental yields of 5% to 6% that justify current valuations.
The price-to-income ratio in Alicante is stretched compared to inland Spanish cities but remains more affordable than Madrid, Barcelona, or Malaga's Costa del Sol, making it a middle-ground option for international buyers seeking coastal living.
What are common buyer mistakes people regret in Alicante right now?
The most frequently cited buyer mistake in Alicante is underestimating building quality differences, especially in 1970s-era apartment blocks where poor insulation, noise transfer between units, and high community fees for elevator and facade repairs catch buyers off guard.
The second most common regret in Alicante is assuming that owning a coastal apartment automatically means easy rental income, without first checking the strict tourist rental licensing rules that the city tightened with a two-year moratorium on new holiday rental licenses starting January 2025.
If you want to go deeper, you can check our list of risks and pitfalls people face when buying property in Alicante.
It's because of these mistakes that we have decided to build our pack covering the property buying process in Alicante.
Get the full checklist for your due diligence in Alicante
Don't repeat the same mistakes others have made before you. Make sure everything is in order before signing your sales contract.
How easy is it for foreigners to buy in Alicante in 2026?
Do foreigners face extra challenges in Alicante right now?
The estimated overall difficulty level for foreigners buying property in Alicante is moderate: there are no legal restrictions preventing foreign ownership, but paperwork requirements like obtaining an NIE, opening a Spanish bank account, and navigating notary procedures add friction compared to what local buyers face.
Specific requirements for foreign buyers in Alicante include obtaining an NIE (foreigner identification number), providing proof of funds that complies with anti-money laundering rules, and one important policy change: Spain ended real-estate-linked Golden Visa residency permits on April 3, 2025, so buying property no longer provides a path to residency.
Practical challenges foreigners commonly encounter in Alicante include the fact that all legal documents must be in Spanish, deposit customs differ from Northern European norms, the "comunidad" (homeowners association) meeting minutes are rarely translated, and fast-moving competition from other foreign buyers means good properties can go under contract within days.
We will tell you more in our blog article about foreigner property ownership in Alicante.
Do banks lend to foreigners in Alicante in 2026?
As of early 2026, mortgage financing is available to foreign buyers in Alicante from most major Spanish banks including Santander, BBVA, CaixaBank, and Bankinter, all of which have dedicated non-resident mortgage desks.
Typical loan-to-value ratios for foreign buyers in Alicante are capped at 60% to 70%, meaning you need a deposit of at least 30% to 40%, and interest rates for non-residents generally range from about 3% to 5% depending on your financial profile and the loan type.
Banks in Alicante typically require foreign mortgage applicants to provide a valid passport, NIE number, proof of income (employment contracts, payslips, tax returns), six to twelve months of bank statements, and foreign credit history or bank references.
You can also read our latest update about mortgage and interest rates in Spain.
We did some research and made this infographic to help you quickly compare rental yields of the major cities in Spain versus those in neighboring countries. It provides a clear view of how this country positions itself as a real estate investment destination, which might interest you if you’re planning to invest there.
How risky is buying in Alicante compared to other nearby markets?
Is Alicante more volatile than nearby places in 2026?
As of early 2026, Alicante shows moderate price volatility that is higher than inland cities like Murcia but roughly comparable to other international-coastal markets like Valencia's beach areas, and generally less frothy than the very top end of Malaga's Costa del Sol.
Over the past decade, Alicante experienced significant swings: prices crashed hard during the 2008 to 2014 financial crisis with drops of 30% to 40% in some areas, but recovery since 2015 has been strong and sustained, with the past two years seeing annual gains of 10% to 15%.
If you want to go into more details, we also have a blog article detailing the updated housing prices in Alicante.
Is Alicante resilient during downturns historically?
The estimated historical resilience of Alicante property values during economic downturns is moderate: the market does fall during crises, but international lifestyle demand typically returns faster than in purely domestic markets.
During the most recent major downturn from 2008 to 2014, Alicante property prices dropped roughly 30% to 40% from their peak, and full recovery to pre-crisis levels took about 10 years, with prices only surpassing 2007 highs around 2022 to 2024.
Property types and neighborhoods in Alicante that have historically held value best during downturns include beachfront apartments in Playa de San Juan, well-maintained buildings in Centro, and quality properties in Cabo de las Huertas, because these areas attract international buyers who return quickly when travel normalizes.
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How strong is rental demand behind the scenes in Alicante in 2026?
Is long-term rental demand growing in Alicante in 2026?
As of early 2026, long-term rental demand in Alicante is growing strongly, with average rents at about 12.90 euros per square meter and year-on-year increases of around 8% to 10%, driven by a shortage of available rental stock.
The tenant demographics driving long-term rental demand in Alicante include young Spanish professionals relocating for work, digital nomads and remote workers from Northern Europe, University of Alicante students, and expat retirees who prefer renting before committing to buy.
The neighborhoods in Alicante with the strongest long-term rental demand right now are Centro for its walkability, Playa de San Juan-El Cabo for beach access, Benalua for affordability near the center, and areas close to the University of Alicante campus.
You might want to check our latest analysis about rental yields in Alicante.
Is short-term rental demand growing in Alicante in 2026?
Regulatory changes are significantly affecting short-term rental operations in Alicante: the city council implemented a two-year moratorium on new holiday rental licenses starting January 2025 to address housing shortages and resident complaints about noise and overtourism.
As of early 2026, short-term rental demand in Alicante remains robust due to strong airport traffic (Alicante-Elche handles around 15 million passengers annually with about 90% international), but the regulatory constraints mean supply is frozen for new operators.
The current estimated average occupancy rate for licensed short-term rentals in Alicante is around 60% to 70% annually, with peaks of 85% to 95% during summer months and Easter, and lower rates of 40% to 50% in winter.
Guest demographics driving short-term rental demand in Alicante include British and Northern European holidaymakers, golf tourists heading to nearby courses, families visiting for beach vacations, and a growing segment of digital nomads staying one to three months.
By the way, we also have a blog article detailing whether owning an Airbnb rental is profitable in Alicante.
We made this infographic to show you how property prices in Spain compare to other big cities across the region. It breaks down the average price per square meter in city centers, so you can see how cities stack up. It’s an easy way to spot where you might get the best value for your money. We hope you like it.
What are the realistic short-term and long-term projections for Alicante in 2026?
What's the 12-month outlook for demand in Alicante in 2026?
As of early 2026, the 12-month demand outlook for residential property in Alicante is positive, with strong international buyer interest expected to continue given the city's lifestyle appeal, airport connectivity, and rental yield potential.
The key economic and political factors most likely to influence demand in Alicante over the next 12 months include European Central Bank interest rate decisions affecting mortgage affordability, the strength of the British pound and euro exchange rates, and any further tightening of short-term rental regulations.
The forecasted price movement for Alicante over the next 12 months is an increase of about 5% to 8%, a moderation from the 10% to 15% gains seen in 2025, as affordability constraints begin to slow the pace of growth.
By the way, we also have an update regarding price forecasts in Spain.
What's the 3 to 5 year outlook for housing in Alicante in 2026?
As of early 2026, the 3 to 5 year outlook for housing prices and demand in Alicante is positive, with cumulative growth of around 10% to 15% expected through 2030, supported by continued international interest and limited new supply.
Major development projects expected to shape Alicante over the next 3 to 5 years include the completion of the railway station high-speed track expansion improving Mediterranean Corridor connectivity, continued airport capacity investments, and potential new residential developments in Vistahermosa and northern expansion zones.
The single biggest uncertainty that could alter the 3 to 5 year outlook for Alicante is a sharp increase in European interest rates that would reduce mortgage affordability and cool foreign buyer demand, particularly from rate-sensitive Northern European markets.
Are demographics or other trends pushing prices up in Alicante in 2026?
As of early 2026, demographic trends are clearly pushing housing prices up in Alicante, with the city experiencing net inward migration from both international lifestyle buyers and Spanish domestic movers seeking coastal affordability.
The specific demographic shifts most affecting prices in Alicante include a sustained flow of Northern European retirees and pre-retirees, a growing community of remote workers who can live anywhere with good internet and an airport, and young Spanish families relocating from more expensive cities like Madrid and Barcelona.
Non-demographic trends also pushing prices in Alicante include the rise of remote work making coastal living viable year-round, investment flows seeking rental yields of 5% to 6%, and the "lock-and-leave" appeal of modern apartments for second-home buyers who visit several times per year.
These demographic and trend-driven price pressures in Alicante are expected to continue for at least the next 5 to 10 years, as long as Alicante maintains its affordability advantage over other Mediterranean destinations and remote work remains normalized.
What scenario would cause a downturn in Alicante in 2026?
As of early 2026, the most likely scenario that could trigger a housing downturn in Alicante would be a sharp interest rate shock from the European Central Bank combined with a recession in key buyer markets like the UK, Germany, and the Netherlands.
Early warning signs that such a downturn is beginning in Alicante would include a sustained drop in Alicante-Elche airport passenger numbers (signaling reduced foreign interest), rising days-on-market beyond 120 days across all neighborhoods, and increasing inventory of unsold new builds.
Based on historical patterns, a potential downturn in Alicante could realistically see prices drop 15% to 25% over two to three years, similar to post-2008 corrections, though the international buyer base makes Alicante more resilient than purely domestic markets.
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What sources have we used to write this blog article?
Whether it's in our blog articles or the market analyses included in our property pack about Alicante, we always rely on the strongest methodology we can and we don't throw out numbers at random.
We also aim to be fully transparent, so below we've listed the authoritative sources we used, and explained how we used them and the methods behind our estimates.
| Source | Why it's authoritative | How we used it |
|---|---|---|
| Colegio de Registradores (ERI Report) | It's a nationwide hard-data source built directly from property registry records of closed transactions. | We used it to anchor Alicante's foreign-buyer share and transaction volumes. We also used it to triangulate market heat and compare asking prices to actual closed prices. |
| idealista (Sale Price Index) | It's Spain's largest property portal and publishes consistent monthly price series with transparent methodology. | We used it to track asking prices and neighborhood-level price changes in Alicante. We then compared it to registry data to estimate negotiation discounts. |
| idealista (Rent Price Index) | It's a widely cited portal index with neighborhood-level breakdowns for rental markets. | We used it to quantify long-term rental price levels and identify where rents are rising fastest. We also used it as a demand proxy for tight rental markets. |
| Fotocasa (Price Index) | It's a long-running national portal index frequently cited by major media and analysts. | We used it to cross-check price direction against idealista. We also used it as a second independent offer-side signal to reduce single-source bias. |
| Banco de Espana (Financial Stability Report) | It's Spain's central bank and it regularly assesses housing risks, affordability, and credit conditions. | We used it to frame whether price growth looks risky at a national level. We also used it to ground our downturn scenarios in real risk channels like credit and affordability. |
| Ministerio de Vivienda (Golden Visa Announcement) | It's the ministry directly responsible for housing policy communication in Spain. | We used it to confirm the policy change ending residency-by-property-purchase. We used it to keep the foreigner section fact-based and date-specific. |
| Aena (Monthly Traffic Reports) | It's the official airport operator publishing standardized traffic statistics for all Spanish airports. | We used it as a demand backdrop because Alicante's airport traffic is tightly linked to foreign buyer flow. We used it to ground the infrastructure tailwinds section. |
| Ministerio de Transportes (Railway Station Project) | It's an official government release about funded rail infrastructure works. | We used it to identify a concrete project that can shift accessibility around Alicante. We used it to justify which zones could benefit from improved rail capacity. |
| INE (Tourist Apartment Occupancy Survey) | It's Spain's official tourism accommodation statistics series from the national statistics office. | We used it to triangulate short-term rental demand trends without relying only on private analytics. We used it as a hard-demand backdrop for Costa Blanca seasonality. |
| IMF (Spain 2025 Article IV) | It's a top-tier international institution that reviews macro risks and housing constraints with neutral analysis. | We used it to ground the medium-term outlook in a neutral macro view. We used it to support the downturn scenario logic and identify what shocks matter most. |