Authored by the expert who managed and guided the team behind the Spain Property Pack
Everything you need to know before buying real estate is included in our Spain Property Pack
If you are a foreigner thinking about buying property in Costa Blanca, you are probably wondering what you can actually own, what legal requirements exist, and how the whole process works in 2026.
This guide covers everything from ownership rules and tax numbers to purchase taxes, common scams, and the step-by-step buying process in Costa Blanca.
We constantly update this blog post to reflect the latest regulations and market conditions in Costa Blanca's real estate market.
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 Costa Blanca.
Insights
- Foreign buyers account for over 43% of all property purchases in Alicante province (Costa Blanca), making it the highest foreign buyer share in all of Spain as of late 2025.
- Dutch buyers have overtaken British buyers as the top foreign nationality purchasing property in Costa Blanca, acquiring 1,879 homes in the first half of 2025 alone.
- The transfer tax (ITP) in the Valencia region, which includes Costa Blanca, is currently 10% but will drop to 9% from June 2026 under the new Ley 5/2025 reforms.
- Total closing costs for buying a resale property in Costa Blanca typically range from 12% to 14% of the purchase price, including taxes, notary fees, and legal costs.
- Spain's defence-zone law (Ley 8/1975) can require non-EU buyers to obtain prior authorization for properties in certain strategic coastal or border areas of Costa Blanca.
- The NIE (Foreigner Identification Number) is the only legally mandatory document a foreigner needs to buy property in Costa Blanca, and it can be obtained remotely through a lawyer with a power of attorney.
- Spain ended its Golden Visa program on April 3, 2025, meaning property purchases in Costa Blanca no longer provide a pathway to residency regardless of investment amount.
- Non-resident property owners in Costa Blanca must file annual Modelo 210 tax returns with AEAT, even if they do not rent out their property.
- Coastal properties in Costa Blanca carry unique legal risks under the Ley de Costas, as some beachfront land may be public domain requiring government concessions rather than freehold ownership.
- Average property prices in Alicante province reached approximately 2,500 euros per square metre by mid-2025, with year-on-year growth around 10% to 14% depending on the municipality.
Can a foreigner legally own land in Costa Blanca right now?
Can foreigners own land in Costa Blanca in 2026?
As of early 2026, yes, foreigners can legally buy and own freehold property, including the land, in Costa Blanca, regardless of whether they are EU citizens or from outside Europe.
Spain does not have a general ban on foreign land ownership, but there is one meaningful exception: some specific areas classified as "restricted zones" for national defence purposes may require non-EU buyers to obtain prior authorization before purchasing.
If a property falls within a defence zone and you cannot obtain authorization, the closest legal alternative is to buy a different property outside the restricted area, use a long-term lease or surface right where available, or explore compliant ownership structures verified by your notary.
Nationality-based restrictions primarily affect non-EU and non-EEA buyers who want to purchase in designated defence zones, while EU citizens face no such limitations anywhere in Costa Blanca.
Can I own a house but not the land in Costa Blanca in 2026?
As of early 2026, the standard framework in Costa Blanca is freehold ownership where you own both the building and the land, but there are specific situations where you may own a structure without owning the underlying land outright.
When you buy an apartment in Costa Blanca, you receive a title deed (escritura) that gives you ownership of your private unit plus a proportional share of the building's common elements and land through the community of owners regime, which is similar to condominium ownership elsewhere.
If your property involves a lease or administrative concession (which can occur with some beachfront properties affected by coastal public domain rules), what happens when that lease expires depends on the specific terms, but typically the building ownership would revert or require renegotiation with the public authority.
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.
Do rules differ by region or city for land ownership in Costa Blanca right now?
The core ownership rules for foreigners in Costa Blanca are set at the national (Spain-wide) level, meaning your right to buy and own property does not change depending on whether you purchase in Benidorm, Javea, or Torrevieja.
However, taxes and some practical procedures are handled at the regional and municipal level, so the Valencian Community (where Costa Blanca sits) has its own transfer tax rates and the local town halls set their own annual property tax (IBI) amounts.
The main reason for these regional differences is Spain's autonomous community system, which gives regions like Valencia control over certain taxes while the central government retains authority over fundamental property law.
We cover a lot of different regions and cities in our pack about the property market in Costa Blanca.
Can I buy land in Costa Blanca through marriage to a local in 2026?
As of early 2026, marrying a Spanish citizen does not automatically grant you different property rights in Costa Blanca, since foreigners already have the right to own property regardless of marital status.
What a foreign spouse should have in place is a clear understanding of how the property will be titled (sole ownership versus joint ownership), which affects inheritance and tax implications, and ideally a documented agreement on what happens to the property if circumstances change.
If the marriage ends in divorce in Spain, the division of property depends on the matrimonial regime chosen (such as community property or separation of assets), with courts applying Spanish family law to determine how jointly owned assets are split.
There is a lot of mistakes you can make, we cover 99% of them in our list of risks and pitfalls people face when buying property in Costa Blanca.
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 eligibility and status do I need to buy land in Costa Blanca?
Do I need residency to buy land in Costa Blanca in 2026?
As of early 2026, you do not need Spanish residency to buy property in Costa Blanca, and many buyers in the region are non-residents who use their properties as holiday homes or investments.
The key requirement is obtaining an NIE (Numero de Identidad de Extranjero), which is Spain's foreigner identification number needed for signing at the notary, paying taxes, and opening a bank account, but this is not a residence permit.
Yes, it is legally possible to buy property in Costa Blanca remotely without being physically present by granting a power of attorney (poder) to a lawyer or representative who can sign documents and complete the transaction on your behalf.
Do I need a local tax number to buy lands in Costa Blanca?
Yes, you need a local tax ID before buying property in Costa Blanca, and for individual foreign buyers this tax ID is the NIE itself, which serves both identification and tax purposes in Spain.
The typical process to obtain an NIE involves applying at a Spanish police station (with an appointment), at an immigration office in Spain, or at a Spanish consulate abroad, with processing times ranging from a few days to several weeks depending on location and time of year.
While not strictly required by law, opening a Spanish bank account is practically essential for paying taxes, setting up utility direct debits, and handling the wire transfers needed for the purchase.
Is there a minimum investment to buy land in Costa Blanca as of 2026?
As of early 2026, there is no minimum investment amount required for foreigners to buy residential property in Costa Blanca, meaning you can purchase an apartment for 100,000 euros or a villa for 2 million euros with the same legal process.
The previous 500,000 euro threshold was only relevant for Spain's Golden Visa program, which ended on April 3, 2025, so property purchases no longer provide a pathway to residency regardless of the investment amount.
Are there restricted zones foreigners can't buy in Costa Blanca?
Spain can designate certain areas as "restricted zones" for national defence or strategic interest, where acquisition by specific foreigners may require prior authorization rather than being outright prohibited.
The types of zones that can trigger restrictions include military installations, certain border areas, strategic coastal points, and other locations designated under Law 8/1975, though most standard residential properties in Costa Blanca towns do not fall within these categories.
To verify whether a specific plot falls within a restricted zone, you can ask your Spanish lawyer or notary to check with the relevant authorities before signing, which is standard due diligence for non-EU buyers in coastal regions.
Can foreigners buy agricultural, coastal or border land in Costa Blanca right now?
The legal status for foreigners buying agricultural, coastal, or border land in Costa Blanca is generally permissive, but each category comes with its own practical considerations that go beyond simple nationality rules.
For agricultural (rustic) land in Costa Blanca, foreigners can buy freely, but the main restriction is usually planning law rather than nationality, meaning many rustic plots cannot legally be built on despite what sellers may suggest.
Coastal land purchases are allowed, but properties very close to the shoreline may be affected by Spain's Ley de Costas (Coastal Law), which establishes public domain zones and servitudes that can limit what you can build or even affect your underlying ownership rights.
Border and strategic zone restrictions under the defence-zone law primarily affect non-EU buyers, who may need prior authorization for properties in designated areas, though this rarely impacts typical residential purchases in Costa Blanca's main towns.
Get fresh and reliable information about the market in Costa Blanca
Don't base significant investment decisions on outdated data. Get updated and accurate information with our guide.
What are the safest legal structures to control land in Costa Blanca?
Is a long-term lease equivalent to ownership in Costa Blanca right now?
A long-term lease in Costa Blanca can give you functional control over a property for many years, but it is not legally equivalent to freehold ownership because you hold a contractual right rather than registered title to the land itself.
The maximum lease length available depends on the type of arrangement: ordinary residential leases are typically shorter, but long-term registrable rights like surface rights (derecho de superficie) can extend for decades and are renewable if the contract allows.
Foreigners can sell, transfer, or bequeath their lease rights in Costa Blanca if the lease contract permits it and if the right is properly registered at the Property Registry, though restrictions may apply depending on the specific legal structure used.
Can I buy land in Costa Blanca via a local company?
Yes, foreigners can legally purchase property in Costa Blanca through a Spanish company (typically a Sociedad Limitada or S.L.), and this is a common structure for business, estate planning, or tax reasons.
There is no specific ownership percentage requirement for a foreign-owned Spanish company to hold property, meaning you can be the 100% owner, but you should know that the defence-zone authorization rules can also look at foreign control through corporate structures, so a company does not automatically bypass those restrictions.
What "grey-area" ownership setups get foreigners in trouble in Costa Blanca?
Grey-area or legally questionable ownership arrangements are not uncommon in Costa Blanca, often used by foreigners trying to avoid perceived barriers that do not actually exist or to save on taxes.
The most common problematic structures include nominee ownership (buying in someone else's name while you "really own it"), under-declaring the purchase price to reduce transfer tax, buying rustic land with verbal promises of future building permits, and ignoring coastal public domain constraints on beachfront properties.
If Spanish authorities discover you are using an illegal or grey-area structure, consequences can include tax penalties, loss of the property, fraud charges, and difficulty selling or transferring the asset later.
By the way, you can avoid most of these bad surprises if you go through our pack covering the property buying process in Costa Blanca.
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 does the land purchase process work in Costa Blanca, step-by-step?
What are the exact steps to buy land in Costa Blanca right now?
The typical step-by-step process for a foreigner buying property in Costa Blanca includes: obtaining your NIE, hiring a Spanish lawyer, making a reservation payment, conducting due diligence (registry check, cadastre verification, planning review, coastal check if applicable), signing a private contract (arras), signing the notarial deed (escritura publica), paying taxes within 30 days, and registering ownership at the Property Registry.
The entire land purchase process in Costa Blanca typically takes between 4 and 10 weeks from initial offer to final registration if the property has clean title and financing is arranged, though complex transactions involving planning issues or mortgage approvals can take longer.
The key documents you must sign during the process are the reservation agreement (optional), the arras or private purchase contract that sets the price and timeline, and the escritura publica (notarial deed) which is the official document that transfers ownership.
What scams are common when it comes to buying land in Costa Blanca right now?
What scams target foreign land buyers in Costa Blanca right now?
Scams targeting foreign buyers do occur in Costa Blanca, though the prevalence is moderate compared to some markets because Spain has strong notarial and registry protections that make outright fraud more difficult.
The most common types of scams include selling rustic land as "future buildable" when it has no legal building permit, fake intermediaries posing as agents, properties with undisclosed debts or mortgages, and failing to disclose coastal restrictions on near-beach properties.
The top three warning signs of a potentially fraudulent deal are pressure to pay large deposits before due diligence, reluctance to provide a nota simple (registry extract), and promises of building permits that are "coming soon" without documentation.
If you fall victim to a property scam in Costa Blanca, legal recourse is available through Spanish courts, but it can be slow and expensive, which is why prevention through proper due diligence is far more effective than trying to recover losses afterward.
We cover all these things in length in our pack about the property market in Costa Blanca.
How do I verify the seller is legit in Costa Blanca right now?
The best method for verifying that a land seller is legitimate in Costa Blanca is to obtain a nota simple (registry extract) from the Property Registry, which confirms who the legal owner is and whether they have the right to sell.
To confirm the title is clean and free of disputes, your lawyer should review the nota simple for any registered encumbrances, and the notary will also request an updated registry check as part of the standard signing process.
To check for existing liens, mortgages, or debts, the nota simple shows registered charges (cargas), and for apartments you should also request a certificate from the community of owners confirming no outstanding fees and verify IBI tax payments with the town hall.
The professional most essential for verifying seller legitimacy in Costa Blanca is a qualified Spanish lawyer (abogado) who is independent from the seller and who can interpret registry documents, conduct proper due diligence, and protect your interests throughout the transaction.
How do I confirm land boundaries in Costa Blanca right now?
The standard procedure for confirming land boundaries before purchase in Costa Blanca involves checking the Cadastre (Catastro) official maps, comparing the registered description in the Property Registry, and physically inspecting the plot to see if the stated boundaries match reality.
The official documents to review are the cadastral certificate showing the parcel reference number (referencia catastral), the cadastral map (which you can access free online), and the property description in the escritura and registry records.
Hiring a licensed surveyor (topografo) is not legally required but is strongly recommended for land plots or villas in Costa Blanca, especially where boundaries are unclear, neighbouring land is undeveloped, or the property has been subdivided.
Common boundary-related problems foreign buyers encounter after purchase in Costa Blanca include discovering that fences or walls do not match official boundaries, finding that the registered surface area differs from the actual plot size, and disputes with neighbours over where property lines actually fall.
Buying real estate in Costa Blanca 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.
What will it cost me, all-in, to buy and hold land in Costa Blanca?
What purchase taxes and fees apply in Costa Blanca as of 2026?
As of early 2026, the total purchase taxes and fees for buying property in Costa Blanca typically range from 12% to 14% of the purchase price for a resale property, or roughly 12.5% to 14.5% for a new build from a developer.
For a resale property worth 250,000 euros, you would pay approximately 25,000 euros in transfer tax (ITP at 10%, dropping to 9% from June 2026), plus 2,500 to 4,500 euros for notary, registry, and administrative fees, plus legal fees if you hire a lawyer.
The main individual costs are: ITP transfer tax at 10% for resales (or 10% VAT plus roughly 1.5% stamp duty for new builds), notary fees of 800 to 1,500 euros, Property Registry fees of 400 to 1,000 euros, and lawyer fees typically around 1% of the purchase price plus VAT.
These taxes and fees do not differ for foreign buyers compared to local buyers, with the only practical difference being that non-residents may face higher costs for mortgage arrangement if financing is needed.
What hidden fees surprise foreigners in Costa Blanca most often?
Hidden or unexpected fees in Costa Blanca typically add 1% to 3% on top of what buyers initially budget, with the biggest surprises coming after the purchase rather than during the transaction itself.
The specific hidden fees that foreigners frequently overlook include: non-resident income tax filings (Modelo 210) even if you do not rent out the property, annual community of owners fees that can reach 1,000 to 3,000 euros for developments with pools and gardens, municipal rubbish collection tax (basura), and wealth tax exposure for higher-value properties.
These hidden fees typically appear at different stages: community fees become apparent soon after closing, the non-resident tax obligation hits the following year, and wealth tax (if applicable) comes due annually with your Spanish tax return.
The best protection against unexpected fees is to request a full ongoing cost breakdown from your lawyer before signing, including annual tax obligations, community fees, IBI rates for the specific municipality, and any special assessments pending in the building or urbanization.
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 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 Costa Blanca, 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 |
|---|---|---|
| BOE - Law 8/1975 (Defence zones) | Spain's official state gazette publishing the consolidated legal text. | We used it to identify the only meaningful nationality-linked restriction for non-EU buyers. We also used it to explain what restricted zones mean in plain language. |
| Policia Nacional - NIE procedure | The official procedure page for obtaining a foreigner ID number. | We used it to explain what the NIE is and who needs it. We also used it to address remote buying logistics for foreign buyers. |
| AEAT - Modelo 210 (Non-resident tax) | The official filing portal for Spain's non-resident income tax. | We used it to explain the annual tax obligation that surprises many foreign owners. We also used it to build a compliance calendar for Costa Blanca buyers. |
| Generalitat Valenciana - ITP/AJD | The Valencia regional government's official entry point for purchase taxes. | We used it to verify transfer tax procedures in Costa Blanca. We triangulated actual rates with legal sources where official pages lack clarity. |
| Notariado - Property guidance | Spain's notarial institution explaining the purchase process. | We used it to describe the real purchase steps and title verification process. We also used it to explain clean title checks in simple terms. |
| Registradores - Property Registry | The official portal of Spain's property registrars who protect ownership. | We used it to explain how buyers obtain registry information. We also used it to write the seller and lien verification steps. |
| Catastro - Spanish Cadastre | The official cadastre portal for verifying parcel data and maps. | We used it to explain boundary verification procedures. We also used it in our section on confirming what you are actually buying. |
| MITECO - Coastal procedures | The government body responsible for Spain's coastal public domain. | We used it to explain the unique coastal risks on Costa Blanca beachfront properties. We used it to build practical checklists for near-beach purchases. |
| Cuatrecasas - Valencia tax changes | A top-tier Spanish law firm summarizing enacted regional tax measures. | We used it to pin down rate-change timing for 2026 in Costa Blanca. We used it to write the "as of early 2026" tax information accurately. |
| Registradores - Quarterly statistics | Official registry reporting on sales, prices, and foreign buyer shares. | We used it to support foreign buyer relevance in Alicante province. We used it to show that foreign buyers are a normal part of the Costa Blanca market. |
Get the full checklist for your due diligence in Costa Blanca
Don't repeat the same mistakes others have made before you. Make sure everything is in order before signing your sales contract.