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
You are buying residential property in Alicante as a foreigner, and you want to know the real risks, the scams that actually happen, and what insiders know that you probably do not.
This blog post gives you the practical, Alicante-specific knowledge that helps you avoid costly mistakes, and we constantly update it to keep the information fresh.
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 risky is buying property in Alicante as a foreigner in 2026?
Can foreigners legally own properties in Alicante in 2026?
As of early 2026, foreigners can legally buy and own residential property in Alicante with no restrictions on nationality, meaning you have the same ownership rights as a Spanish citizen for standard urban homes and apartments.
The main condition that sometimes trips up foreign buyers in Alicante is that properties near military zones or on rustic land may require special authorization under Spain's defense-zone legislation, though this rarely affects the typical apartment or house marketed to international buyers.
Most foreigners in Alicante buy directly in their own name through a standard freehold purchase, as there is no legal need for a company structure or special vehicle unless you have specific tax planning reasons, which you should discuss with a qualified advisor.
What buyer rights do foreigners actually have in Alicante in 2026?
As of early 2026, foreign buyers in Alicante who complete their purchase properly (notary deed plus land registry registration) hold exactly the same enforceable property rights as Spanish nationals, including full legal title that is protected against third-party claims.
If a seller in Alicante breaches your purchase contract, you can enforce specific performance or claim damages through the Spanish courts, and Spain's contract enforcement system scores well in EU benchmarks, so your legal recourse is real and practical.
The most common mistake foreign buyers make in Alicante is assuming that a signed private contract alone gives them the same protection as a registered deed, when in fact your true security comes from formalizing the purchase at the notary and registering it at the land registry.
How strong is contract enforcement in Alicante right now?
Contract enforcement in Alicante is generally reliable by international standards, with Spain ranking well in both EU justice metrics and the World Justice Project's Rule of Law Index, putting it ahead of many popular destinations like Portugal or Italy for property dispute resolution.
The main weakness foreign buyers should know about in Alicante is that civil court proceedings can still be slow, sometimes taking a year or more to resolve disputes, which means prevention through proper due diligence is always cheaper and faster than litigation.
By the way, we detail all the documents you need and what they mean in our property pack covering Alicante.
Buying real estate in Alicante can be risky
An increasing number of foreign investors are showing interest. However, 90% of them will make mistakes. Avoid the pitfalls with our comprehensive guide.
Which scams target foreign buyers in Alicante right now?
Are scams against foreigners common in Alicante right now?
Real estate scams targeting foreigners in Alicante are common enough that you should treat scam prevention as a mandatory part of your buying process, not an optional precaution, given that the province has the highest foreign buyer share in Spain at around 43%.
The transaction type most frequently targeted by scammers in Alicante is the "reservation deposit" phase, where fraudsters intercept or impersonate legitimate parties to redirect your deposit payment to accounts they control.
The profile of foreign buyer most commonly targeted in Alicante is someone buying remotely (often a holiday home), who is eager to secure a property quickly and may not be physically present to verify details in person.
The single biggest warning sign that a deal may be a scam in Alicante is pressure to send money before you have independently verified ownership through an official land registry extract and confirmed the recipient bank account belongs to the actual seller or their notary.
What are the top three scams foreigners face in Alicante right now?
The top three scams that foreigners most commonly face when buying property in Alicante are the "deposit hijack" (where scammers redirect your reservation payment), owner impersonation using forged powers of attorney, and undisclosed urban-planning illegality where the property exists but parts of it are not legally compliant.
The deposit hijack typically unfolds like this: you find a property, the scammer (posing as seller or agent) creates urgency by claiming other buyers are interested, then provides bank details for a "reservation deposit" that goes to an account the scammer controls rather than to the legitimate party.
The single most effective way to protect yourself from each of these three scams in Alicante is to verify ownership through a fresh nota simple from the land registry before sending any money, confirm all bank account details directly with the notary or through independent verification, and request an urban-planning legality check for any house or property with extensions.
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 do I verify the seller and ownership in Alicante without getting fooled?
How do I confirm the seller is the real owner in Alicante?
The standard verification process in Alicante is to request a fresh nota simple from the Registro de la Propiedad (land registry), which shows the registered owner's name, property description, and any encumbrances, and you should match this against the seller's identification before proceeding.
The official document foreigners in Alicante must check is the nota simple informativa from the land registry, which you can request online or through your lawyer, and this document is your single most reliable source of truth about who legally owns the property.
The most common trick fake sellers use to appear legitimate in Alicante is presenting convincing-looking private documents or forged powers of attorney, which is why you should never rely on documents provided by the seller alone and instead verify independently through official registry channels, and while outright forgery is not extremely common, it happens often enough that verification is essential.
Where do I check liens or mortgages on a property in Alicante?
The official place to check liens, mortgages, or embargoes on a property in Alicante is the Registro de la Propiedad (land registry), not the Catastro, because the registry records legal encumbrances while the Catastro is primarily for physical descriptions and tax values.
When requesting information about liens in Alicante, you should specifically ask for a nota simple that shows all recorded charges (cargas), including mortgages, embargoes, legal claims, and any annotations that could affect the property's free transfer.
The type of encumbrance most commonly missed by foreign buyers in Alicante is unpaid community fees (deudas de comunidad), which can become the new owner's responsibility, so you should always request a certificate from the community of owners showing all fees are paid before completing the purchase.
It's one of the aspects we cover in our our pack about the real estate market in Alicante.
How do I spot forged documents in Alicante right now?
The most common type of forged document used in property scams in Alicante is the fake power of attorney (poder notarial), where scammers present convincing-looking documents claiming they have authority to sell on behalf of an absent owner, and while outright forgery is not extremely frequent, it happens enough that vigilance is essential.
Specific red flags that indicate a document may be forged in Alicante include pressure to bypass the notary or complete the deal privately, refusal to provide contact details for the supposed granting notary, and any documents that were not issued through an official notarial or registry channel.
The official verification method you should use in Alicante is to ask your notary to independently verify any power of attorney through the notarial system, request a fresh nota simple directly from the land registry (not from the seller), and never rely on documents sent by email or WhatsApp without independent confirmation.
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.
What "grey-area" practices should I watch for in Alicante?
What hidden costs surprise foreigners when buying a property in Alicante?
The three most common hidden costs that foreigners overlook when buying property in Alicante are the property transfer tax (ITP) at 10% of the purchase price (which on a 200,000 euro home is 20,000 euros or about 21,000 USD), unpaid community fees that transfer to the buyer, and the gestoría (administrative agency) fees which typically run 300 to 600 euros.
The hidden cost most often deliberately concealed by sellers or agents in Alicante is pending special assessments (derramas) for major building works like facade repairs or elevator replacement, which can run into thousands of euros, and this sometimes happens because the seller hopes to close before the buyer discovers the upcoming expense.
If you want to go into more details, we also have a blog article detailing all the property taxes and fees in Alicante.
Are "cash under the table" requests common in Alicante right now?
Requests to under-declare the purchase price on the deed (effectively paying part of the price "under the table") still occur in Alicante, though they are less common than in the past because the Catastro reference value system now gives tax authorities an independent benchmark to assess your tax base.
The typical reason sellers in Alicante give for requesting undeclared cash payments is to reduce the capital gains tax they will owe on the sale, and they may frame it as also saving you money on transfer tax, which is misleading given the risks involved.
The legal risks foreigners face in Alicante if they agree to an undeclared cash payment include tax reassessments with penalties and interest, difficulty proving your full purchase price if you later sell (which increases your capital gains tax), and potential accusations of participating in money laundering.
Are side agreements used to bypass rules in Alicante right now?
Side agreements to bypass official rules do occur in Alicante property transactions, most commonly around separate invoicing for furniture or fixtures to reduce the declared property price, or informal promises about tourist rental licenses that are not legally guaranteed.
The most common type of side agreement in Alicante is the separate furniture contract, where seller and buyer agree to value furniture at an inflated amount (reducing the property price on the deed and thus transfer tax), even though the furniture may not actually be worth that amount.
The legal consequences foreigners face in Alicante if a side agreement is discovered include tax reassessments where you pay the difference plus penalties, nullification of any informal promises (such as rental license guarantees) that were not in the official deed, and potential complications if you later need to prove your full investment for residency or mortgage purposes.
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.
Can I trust real estate agents in Alicante in 2026?
Are real estate agents regulated in Alicante in 2026?
As of early 2026, real estate agents in Alicante operate under a regulatory framework that includes the Valencian Community's Register of Real Estate Intermediation Agents (RAICV), though agent registration requirements are less stringent than in some other countries, meaning both registered and unregistered agents operate in the market.
A legitimate real estate agent in Alicante should ideally be registered with the RAICV or hold the title of API (Agente de la Propiedad Inmobiliaria), which indicates they have passed professional exams and belong to the official professional college.
Foreigners can verify whether an agent in Alicante is properly licensed by checking the RAICV registry through the Generalitat Valenciana website or by searching the API Alicante directory for registered professionals, and you should ask for the agent's registration number before signing any agreement.
Please note that we have a list of contacts for you in our property pack about Alicante.
What agent fee percentage is normal in Alicante in 2026?
As of early 2026, the normal agent fee percentage in Alicante typically falls around 5% of the sale price, which is in line with the broader Spanish market, though some agents charge less for exclusive listings and some "concierge-style" agencies targeting international buyers charge more.
The typical range of agent fee percentages that covers most transactions in Alicante is 3% to 6%, with variations depending on whether the listing is exclusive, the services included, and how competitive the agent wants to be in a heavily international market.
In most Alicante transactions, the seller pays the agent fee, but you should always read the mandate or buyer agreement carefully because some arrangements attempt to charge the buyer too, particularly with agencies that offer additional services like legal coordination or property management.
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.
What due diligence actually prevents disasters in Alicante?
What structural inspection is standard in Alicante right now?
The standard structural inspection process for property purchases in Alicante involves hiring an independent surveyor or technical architect to assess the property before you commit, though many buyers skip this step, which is a mistake given the age and condition of much of the housing stock.
A qualified inspector in Alicante should check the building's structural integrity, electrical and plumbing systems, roof condition (for houses), signs of humidity or water damage, and any evidence of unauthorized modifications or extensions that could indicate legal problems.
In Alicante, the professionals qualified to perform structural inspections are arquitectos técnicos (technical architects) or aparejadores, who have formal training in building assessment and can issue official reports that carry weight if you later need to make claims or renegotiate.
The most common structural issues that inspections reveal in Alicante properties are moisture problems (especially in coastal areas like Playa de San Juan, Albufereta, or Cabo de las Huertas), outdated or inadequate electrical installations, and unauthorized building extensions that may not have planning permission.
How do I confirm exact boundaries in Alicante?
The standard process for confirming exact property boundaries in Alicante involves checking both the Catastro (cadastre) for mapped physical boundaries and reference values, and the Registro de la Propiedad (land registry) for the legal description, because discrepancies between the two are common and must be resolved before purchase.
The official document that shows the legal boundaries of a property in Alicante is the escritura (deed) registered at the land registry, supplemented by the Catastro's graphic representation, and if these do not match, you have a boundary issue that needs attention.
The most common boundary dispute that affects foreign buyers in Alicante involves properties where physical reality (what you see on the ground) does not match the registered description, often because of informal extensions, terraces, or land use that was never properly documented.
The professional you should hire to physically verify boundaries on the ground in Alicante is a topógrafo (surveyor) or arquitecto técnico, who can measure the actual property and compare it to official records, giving you a clear picture of any discrepancies.
What defects are commonly hidden in Alicante right now?
The top three defects that sellers frequently conceal from buyers in Alicante are moisture and damp problems (common, especially in older buildings near the coast), unapproved structural alterations like enclosed terraces or added rooms (common), and pending community assessments for major building repairs (sometimes happens when sellers want to close before buyers discover upcoming costs).
The inspection technique that helps uncover hidden defects in Alicante is moisture mapping using specialized detection equipment, combined with a thorough review of community meeting minutes (actas de la comunidad) to discover any planned works or ongoing disputes that sellers may not volunteer.
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 insider lessons do foreigners share after buying in Alicante?
What do foreigners say they did wrong in Alicante right now?
The most common mistake foreigners say they made when buying property in Alicante was rushing into a purchase because they feared losing the property to another buyer, which led them to skip due diligence steps or send deposits before properly verifying ownership.
The top three regrets foreigners most frequently mention after buying in Alicante are trusting a friendly agent more than official documentation, not getting an independent structural inspection, and sending identity documents (passport, NIE) too freely by email or WhatsApp, which enabled impersonation or downstream fraud.
The single piece of advice experienced foreign buyers in Alicante most often give to newcomers is to always insist on a fresh nota simple from the land registry and never send any money until you have independently verified where that money is going.
The mistake foreigners say cost them the most money or caused the most stress in Alicante was discovering after purchase that parts of the property were illegally built or that major community assessments were imminent, both of which could have been avoided with proper urban-planning checks and community document review.
What do locals do differently when buying in Alicante right now?
The key difference in how locals approach buying property compared to foreigners in Alicante is that locals treat the nota simple, community certificates, and debt checks as routine non-negotiable steps, not optional extras, and they walk away quickly when sellers hesitate to provide documentation.
The verification step locals in Alicante routinely take that foreigners often skip is requesting the actas de la comunidad (community meeting minutes) for the past two years, which reveal planned works, disputes, or special assessments that can cost thousands of euros after purchase.
The local knowledge advantage that helps Alicante residents get better deals is their familiarity with which neighborhoods have unresolved urban-planning issues (like certain parts of the Marina Alta where construction was done on improperly classified land), allowing them to avoid properties with hidden legal problems that look fine on the surface.
Don't buy the wrong property, in the wrong area of Alicante
Buying real estate is a significant investment. Don't rely solely on your intuition. Gather the right information to make the best decision.
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 | Spain's official registry body publishing nationwide property transaction stats. | We used it to anchor market size and foreign buyer share data. We also used it to explain what land registry documents prove ownership. |
| Colegio Notarial de Valencia | Official notarial statistics with near-census coverage of transactions. | We used it to support Alicante's high foreign buyer share. We used it to provide province and municipality level breakdowns. |
| INE (Instituto Nacional de Estadistica) | Spain's national statistics office and gold standard for price indices. | We used it to describe price trends and market momentum. We used it as the backbone for regional trend claims. |
| Notariado | Official citizen-facing guidance from Spain's notarial system. | We used it to describe what the notary checks during purchase. We used it to keep process explanations practical and accurate. |
| Direccion General del Catastro | Official portal for Spain's cadastral reference values used for tax bases. | We used it to explain tax base risks for under-declaration. We used it for the verification checklist comparing deed price to reference value. |
| Generalitat Valenciana (RAICV) | Valencian regional government's official portal for agent registration. | We used it to show that agent intermediation has a formal registry. We used it to build the agent verification steps. |
| INCIBE | Spain's national cybersecurity institute with practical public guidance. | We used it to explain how scammers harvest IDs and impersonate owners. We used it to justify the document security recommendations. |
| European Commission (EU Justice Scoreboard) | Official EU comparative assessment of justice system efficiency. | We used it to ground contract enforcement strength in reputable benchmarks. We used it to separate fraud risk from institutional weakness. |
| World Justice Project | Widely used independent rule-of-law dataset with structured methodology. | We used it to triangulate institutional reliability beyond EU metrics. We used it to frame Spain's overall legal environment. |
| API Alicante | Official professional college directory for licensed property agents. | We used it to provide a concrete agent verification route. We used it to distinguish regulated professionals from unlicensed intermediaries. |
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.