Moraira Property Guide 2026: Exclusive Costa Blanca Living

Why Moraira Is Costa Blanca's Most Exclusive Address

Moraira is not just another Spanish coastal town. This former fishing village on Costa Blanca North has become Spain's premier low-density luxury destination, where strict building regulations prohibit high-rises and preserve the authentic Mediterranean character that mass tourism destroyed elsewhere.

With a permanent population of 8,500 residents (60% international), Moraira offers something rare: a sophisticated European lifestyle in a village setting, backed by world-class amenities, exceptional safety, and property values that have appreciated 6-8% annually over the past decade.

This comprehensive guide covers everything you need to know about buying property in Moraira in 2026: neighborhoods, prices, the buying process, and what life is really like in this exclusive corner of Spain.

Moraira at a Glance: Key Facts for Buyers

Before diving into details, here are the essential facts every property buyer should know about Moraira:

• Location: Costa Blanca North, Alicante Province, between Javea and Calpe
• Population: 8,500 permanent residents (25,000+ in summer)
• International residents: 60%+ (British, German, Dutch, Belgian, Scandinavian)
• Average property price: €1.2-1.8 million for villas
• Price per m²: €2,800-4,500 depending on location
• Building restrictions: Maximum 2-story construction throughout municipality
• Alicante Airport: 85 km (1 hour drive)
• Valencia Airport: 115 km (1 hour 15 minutes)
• Climate: 320+ sunny days per year, average 18°C
• Safety: One of Spain's lowest crime rates

Best Neighborhoods in Moraira: Complete Area Guide

Moraira consists of distinct neighborhoods, each with its own character and price range. Understanding these areas is crucial for finding the right property.

El Portet — The Crown Jewel

El Portet is Moraira's most prestigious address. This exclusive enclave surrounds a stunning horseshoe bay with crystal-clear waters, a yacht club, and waterfront dining. Properties here rarely come to market, and when they do, they sell within weeks.

• Property types: Luxury seafront villas, exclusive apartments
• Price range: €1,200,000 - €5,000,000+
• Price per m²: €4,000 - €6,000
• Best for: Buyers seeking prestige, sea access, and investment security
• Walk to beach: 0-5 minutes

Cap Blanc — Sea Views and Space

Elevated above the coastline, Cap Blanc offers panoramic Mediterranean views with larger plots than coastal areas. This established residential zone attracts buyers who prioritize views and privacy over immediate beach access.

• Property types: Detached villas with pools, renovation projects
• Price range: €600,000 - €2,500,000
• Price per m²: €3,000 - €4,500
• Best for: View seekers, those wanting larger plots (1,000-2,000 m²)
• Drive to beach: 5-10 minutes

Moraira Center (El Pueblo) — Village Living

The historic heart of Moraira offers authentic Spanish atmosphere with modern conveniences. Walk to restaurants, the weekly market, the main beach (Playa de l'Ampolla), and all amenities without needing a car.

• Property types: Townhouses, apartments, renovated village homes
• Price range: €350,000 - €1,200,000
• Price per m²: €2,800 - €4,000
• Best for: Those wanting walkable lifestyle, year-round residents
• Walk to beach: 5-10 minutes

Benimeit — Family-Friendly Residential

A quiet residential area popular with families, Benimeit offers good value compared to coastal zones. Well-maintained streets, established gardens, and a strong community atmosphere.

• Property types: Modern villas, townhouses
• Price range: €450,000 - €1,500,000
• Price per m²: €2,500 - €3,500
• Best for: Families, year-round residents seeking value
• Drive to beach: 5-8 minutes

Solpark — Modern Development

One of Moraira's newer developments, Solpark features contemporary architecture with sea and mountain views. Popular with buyers seeking modern construction without the premium of frontline locations.

• Property types: Modern villas, new-build projects
• Price range: €500,000 - €1,800,000
• Price per m²: €2,800 - €4,000
• Best for: Buyers wanting modern amenities and construction
• Drive to beach: 8-12 minutes

Fanadix — Countryside Tranquility

For those seeking peace and larger plots, Fanadix offers a rural feel while remaining within Moraira municipality. Vineyard views, privacy, and significantly more space for your budget.

• Property types: Country villas, fincas, renovation projects
• Price range: €400,000 - €1,200,000
• Price per m²: €2,200 - €3,200
• Best for: Privacy seekers, those wanting large gardens, wine lovers
• Drive to beach: 10-15 minutes

Moraira Property Prices 2026: What to Expect

Moraira commands premium prices compared to other Costa Blanca towns, reflecting its exclusivity, building restrictions, and strong international demand. Here's what the market looks like in 2026:

Average Prices by Property Type

• Apartments: €250,000 - €800,000
• Townhouses: €400,000 - €1,200,000
• Villas (standard): €600,000 - €2,000,000
• Luxury villas: €2,000,000 - €8,000,000+
• Frontline properties: 40-60% premium over equivalent inland

Price Comparison: Moraira vs Neighbors

Understanding how Moraira compares to nearby towns helps contextualize its premium positioning:

• Moraira: €3,200-4,500/m² average
• Javea: €2,800-4,000/m² (slightly lower, more options)
• Calpe: €2,000-3,200/m² (high-rises available, more affordable)
• Altea: €2,500-3,800/m² (artistic town, hillier terrain)
• Benissa: €2,200-3,500/m² (larger plots, more rural)

What Your Budget Buys in Moraira

Here's a realistic breakdown of what different budgets can purchase in Moraira's 2026 market:

€300,000 - €500,000

At this entry-level budget, expect:

• 2-bedroom apartment near town center or Paichi area
• 2-3 bedroom townhouse in residential zone
• Older villa requiring renovation (inland location)
• Typically 80-120 m² built area

Reality check: This budget buys location and lifestyle access rather than luxury finishes. Properties may need updating but offer entry into the Moraira market.

€500,000 - €1,000,000

The "sweet spot" for many international buyers:

• Modern 3-bedroom villa in Benimeit or Solpark
• Well-appointed townhouse with partial sea views
• Smaller villa in secondary coastal locations
• Typically 150-250 m² on plots of 500-800 m²
• Private pool, established garden, good condition

€1,000,000 - €2,000,000

Premium Moraira living:

• Quality villa with sea views in Cap Blanc or similar
• Modern 4-bedroom villa on generous plot
• Frontline apartment in exclusive development
• Typically 200-350 m² on plots of 800-1,500 m²
• High-quality finishes, guest accommodation, panoramic views

€2,000,000+

Ultra-luxury segment:

• Frontline villas with direct sea access in El Portet
• Newly built designer homes with cutting-edge features
• Estate-style properties with extensive grounds
• Typically 300-600 m²+ on plots exceeding 1,500 m²
• Infinity pools, home automation, architectural distinction

How to Buy Property in Moraira: Step-by-Step Process

Buying property in Spain as a foreigner is straightforward but requires following specific steps. Here's the complete process:

Step 1: Get Your NIE (Número de Identidad de Extranjero)

The NIE is Spain's tax identification number for foreigners. You need it for all property transactions, opening bank accounts, and signing utilities.

• Where: Spanish consulate abroad or National Police in Spain
• Time: 2-8 weeks depending on location
• Cost: €10-15 (government fee)

Step 2: Open a Spanish Bank Account

Essential for mortgage payments, utility bills, and property taxes. Most Spanish banks have English-speaking staff in Moraira area (Sabadell, CaixaBank, BBVA).

Step 3: Hire an Independent Lawyer

Never use the seller's lawyer. Your lawyer should verify property title, check for debts, confirm planning compliance, and protect your interests throughout.

• Budget: €1,500 - €3,000

Step 4: Reserve the Property

Once you find your property, pay a reservation deposit (€3,000-€10,000) to take it off market while due diligence proceeds. Usually non-refundable unless significant issues discovered.

Step 5: Sign Private Purchase Contract (Contrato de Arras)

Pay 10% of purchase price. The contract becomes legally binding. If you withdraw, you lose the 10%. If seller withdraws, they pay you double.

Step 6: Completion at Notary

Final payment made, deed (escritura) signed before notary, keys handed over. You become legal owner when deed is registered at Land Registry.

Total Buying Costs

Budget approximately 10-13% of purchase price for all costs:

• Transfer Tax (ITP): 10% (resale properties)
• VAT + Stamp Duty: 11.5% (new builds)
• Legal fees: 1-1.5%
• Notary: €600-1,500
• Land Registry: €400-800

Moraira vs Javea, Calpe, and Altea: Comparison

How does Moraira compare to other popular Costa Blanca North towns?

Moraira vs Javea

• Moraira advantages: More exclusive, lower density, stronger price appreciation
• Javea advantages: More property options, larger town, more amenities
• Verdict: Moraira for exclusivity, Javea for variety and activity

Moraira vs Calpe

• Moraira advantages: No high-rises, more sophisticated, safer
• Calpe advantages: More affordable, larger beaches, better rental yields
• Verdict: Moraira for quality of life, Calpe for investment focus

Moraira vs Altea

• Moraira advantages: Flatter terrain, better beaches, more international services
• Altea advantages: Beautiful old town, artistic atmosphere, mountain backdrop
• Verdict: Moraira for beach lifestyle, Altea for culture and aesthetics

Cost of Living in Moraira 2026

Moraira offers excellent value for a premium European lifestyle. Here's what to budget monthly:

Monthly Expenses (Couple)

• Groceries: €400-600
• Utilities (electricity, water, gas): €150-250
• Internet + mobile: €60-80
• Dining out (2x weekly): €200-400
• Healthcare (private insurance): €150-300
• Car expenses: €150-250
• Total: €1,100-1,900/month (excluding property costs)

Annual Property Costs

• IBI (property tax): 0.4-0.6% of cadastral value (€800-2,000)
• Community fees: €600-2,400 (if applicable)
• Home insurance: €400-800
• Pool/garden maintenance: €2,000-4,000

Lifestyle in Moraira: What to Expect

Beaches and Water Activities

Moraira boasts 8 km of coastline with diverse beaches:

• Playa de l'Ampolla: Main beach, Blue Flag, all amenities
• El Portet: Sheltered cove, yacht club, calm waters
• Cala Llebeig: Hidden gem, rocky access, excellent snorkeling
• Cala Andrago: Small cove, quieter atmosphere

Dining and Gastronomy

Moraira punches above its weight culinarily:

• 80+ restaurants from casual chiringuitos to fine dining
• Fresh seafood daily from the fishing port
• Local wine: Famous Moscatel from Teulada-Moraira vineyards
• International cuisine: British, German, Italian, Asian options

Activities and Leisure

• Golf: Ifach Golf Club (10 min), La Sella (20 min)
• Sailing: Club Náutico Moraira
• Hiking: Coastal paths, Sierra de Bérnia, Peñón de Ifach
• Cycling: Popular training destination for professionals

Investment Potential: Rental Income and Appreciation

Capital Appreciation

Moraira has consistently outperformed the broader Spanish market:

• 10-year average: 6-8% annual appreciation
• Premium coastal properties: 8-10% annually
• Post-pandemic trend: Accelerated demand from remote workers

Rental Yields

Tourist rental is regulated but profitable when done correctly:

• Gross yield: 4-6% annually
• Peak season rates: €2,500-5,000+ per week for quality villas
• Important: Tourist license (VT) required — not all properties qualify

Practical Living: Healthcare, Schools, Transport

Healthcare

• Public healthcare: Accessible to residents with S1 form (EU) or private insurance
• Private hospitals: Hospital Quirón Denia (15 min), Marina Salud Denia (15 min)
• Local services: Multiple clinics with English-speaking doctors

International Schools

• Lady Elizabeth School: British curriculum, 20 minutes
• Laude Lady Elizabeth: IB program available
• Costa Blanca International School: 25 minutes

Transport Connections

• Alicante Airport (ALC): 85 km, 1 hour — year-round European flights
• Valencia Airport (VLC): 115 km, 1h15 — additional destinations
• AP-7 Motorway: Excellent road connections along coast
• Local transport: Limited — car recommended for residents

Frequently Asked Questions

Is Moraira more expensive than Javea or Calpe?

Yes, Moraira commands a 15-30% premium over Javea and 40-60% over Calpe. This reflects stricter building controls, lower density, and stronger demand from luxury buyers.

Can foreigners get mortgages for Moraira property?

Yes. Spanish banks offer mortgages to non-residents, typically 60-70% LTV, with rates around 3-4% for fixed terms. UK and EU citizens generally have easier approval processes.

What's the rental license situation in Moraira?

Valencia region requires a VT (Vivienda Turística) license for holiday rentals. New licenses are restricted in some areas. Always verify a property's licensing status before purchasing for rental investment.

How safe is Moraira?

Moraira has one of Spain's lowest crime rates. The established international community, low-density development, and active police presence contribute to exceptional safety.

Is Moraira suitable for year-round living?

Absolutely. Unlike some Costa Blanca towns that empty in winter, Moraira maintains vibrant year-round community life. Most restaurants and services operate in all seasons.

What are building restrictions in Moraira?

Maximum 2-story construction throughout the municipality. No high-rise buildings permitted. This preserves sea views, maintains property values, and protects Moraira's village character.

How long does the buying process take?

Typically 2-4 months from accepted offer to completion. NIE processing adds 2-8 weeks if not already obtained. New builds may have longer timelines.

What's the expat community like?

Over 60% of Moraira's population is international, predominantly British, German, Dutch, Belgian, and Scandinavian. Active social clubs, English-speaking services, and welcoming atmosphere for newcomers.

Are there golf courses near Moraira?

Yes. Ifach Golf Club is 10 minutes away, La Sella Golf Resort 20 minutes. Additional courses in Javea, Altea, and Benidorm within 30 minutes.

What about healthcare for retirees?

EU citizens can access Spanish public healthcare with an S1 form. Others need private insurance (€100-400/month depending on age). Excellent private hospitals in Denia within 15 minutes.

Ready to Find Your Moraira Property?

Moraira represents the best of Mediterranean living: exclusive yet welcoming, sophisticated yet relaxed, valuable yet livable. Whether you're seeking a permanent home, holiday retreat, or investment property, Moraira delivers on all fronts.

Casa Rica Estate specializes in Moraira and Costa Blanca North properties. Contact us for personalized property search, market insights, and complete buying support from first viewing to key handover.