In this guide
14
In short
Updated: October 2026. Figures come from official sources (AEMET, Spain’s Ministry of Housing, Torrevieja town hall, the Valencian health department, BOE) and were checked on 23.10.2026.
The southern Costa Blanca means Torrevieja, Orihuela Costa, Guardamar, Ciudad Quesada, Pilar de la Horadada and the towns around them. It gets about 2,950 hours of sunshine a year, homes cost less than in Málaga, Valencia or Barcelona, and Alicante airport is about 40 minutes away by direct bus. Below is what to check so your move does not become an expensive mistake. Ticks in the lists are saved in your browser.
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The region in figures
Not marketing words, but data from official sources.
| What | Figure | Source |
|---|---|---|
| Sunshine | about 2,950 hours a year; over 300 hours a month in summer | AEMET, 1981–2010 normals, Alicante-Elche airport station |
| Winter | January: on average 17 °C by day and 7 °C at night; frost on less than one day a year | AEMET |
| Rain | about 277 mm and 35 rainy days a year | AEMET |
| Homes | Torrevieja €2,254/m², Orihuela €2,080/m²; Málaga 3,321, Barcelona 4,602, Madrid 5,418 €/m² | Ministry of Housing, appraised value, Q2 2026 |
| Beaches | 32 Blue Flag beaches in 2026 from Santa Pola to Pilar de la Horadada | ADEAC, 2026 list |
| Getting here | Alicante airport to Torrevieja: direct bus in about 40 minutes; Murcia airport is also nearby | Aena |
| Healthcare | 24-hour public health centres in Torrevieja, Orihuela Costa, Guardamar, Rojales, Pilar de la Horadada and San Miguel; a hospital in Torrevieja | Valencian health department |
| People | Torrevieja has 113,453 residents, over 62,000 of them foreign nationals from 120 countries | Torrevieja municipal register, 12.05.2026 |
What homes cost: compared with other coasts
Average appraised value of free-market housing (valor tasado) from Spain’s Ministry of Housing for Q2 2026. These are bank valuers’ appraisals, not asking prices: the real price depends on the area, condition and view. Orihuela’s figure covers both the town and the coast.
- “—” means the ministry does not publish a figure: there were too few appraisals of new homes in that town.
- Transfer tax on resale homes in the Valencian Community is 9% from 1 June 2026 (previously 10%). New homes pay 10% VAT plus AJD stamp duty.
| Town | All homes, €/m² | Homes up to 5 years old, €/m² |
|---|---|---|
| Orihuela (incl. Orihuela Costa) | 2080 | 3089 |
| Torrevieja | 2254 | 2763 |
| Alicante | 2279 | 2570 |
| Santa Pola | 2614 | — |
| Valencia | 2973 | 3465 |
| Benidorm | 3217 | — |
| Málaga | 3321 | 4140 |
| Estepona | 3518 | — |
| Palma de Mallorca | 3815 | 4411 |
| Marbella | 4528 | 5955 |
| Barcelona | 4602 | 5110 |
| Madrid | 5418 | 6205 |
The honest downsides
Better to know now than to be disappointed after the move.
- Summers are hot: in July and August daytime highs average 30–31 °C and nights about 21–22 °C. A bedroom without air conditioning is hard going.
- In winter flats can feel colder inside than outside: many coastal homes have no central heating. Ask how the home is heated and look at winter bills.
- September and October are the wettest months, with occasional heavy downpours. Check whether the home is in a flood zone (see below how).
- Urbanisations are hard without a car: shops, the doctor and the bus can be far away. Life without a car is easiest in central Torrevieja.
- Some urbanisations empty out in winter: lively in summer, closed cafés and dark windows in winter. You only see this in the low season.
- Summer brings lots of tourists: traffic, queues, crowded beaches and car parks.
How to choose a town: a cheat sheet
A short note on each place, based on our detailed guides and official town hall data. “Who it suits” is Tairix’s recommendation, not a rule.
| Place | Who it suits | What to consider |
|---|---|---|
| Torrevieja | People who want to live without a car: a town centre with a promenade, a Friday market, a bus station, two 24-hour health centres, a hospital, shops with Eastern European food | Neighbourhoods vary a lot; busy in summer; check noise and parking |
| Orihuela Costa (La Zenia, Playa Flamenca, Cabo Roig, Villamartín) | Beach and golf lovers: 10 Blue Flags, Zenia Boulevard shopping centre, a 24-hour health centre | It is the municipality of Orihuela: register and taxes are there (coastal office in Playa Flamenca); urbanisations are spread out, you need a car |
| Guardamar del Segura | People who want nature and quiet: 11 km of coast, about 800 ha of pine forest, 5 Blue Flags | A smaller town — fewer shops and jobs |
| Ciudad Quesada / Rojales | Those looking for a house or villa with a plot inland | No sea of its own (nearest beaches: Guardamar and La Mata); register at Rojales town hall; hard without a car |
| Pilar de la Horadada | Families and those who want a calmer life: 6 Blue Flags, a 24-hour health centre, markets in different districts | Borders the Murcia region; further from Alicante airport, closer to Murcia airport |
| San Miguel de Salinas | Those who value quiet and nature (Sierra Escalona) | No sea; big shops and the hospital are in Torrevieja |
| Santa Pola / Gran Alacant | Frequent flyers: Alicante airport is close; 5 Blue Flags | A different health department — Elche, not Torrevieja |
| Alicante | Those who need a big city: universities, jobs, a railway station, everything nearby | City pace; the average appraised price is close to Torrevieja’s |
Tips people rarely mention
Tick what you have already checked.
Rent or buy
Tairix recommends renting for the first 6–12 months in an area you like and only then buying. That way you test the winter, the summer, the commute and the neighbours yourself.
| Renting | Buying | |
|---|---|---|
| Money upfront | First month, deposit (1 month) and, if required, a guarantee of no more than 2 months | Your share of the price, tax (resale — ITP 9%, new build — 10% VAT + AJD), notary, registry, valuation |
| Flexibility | You can move to another area | Selling and buying take time and taxes |
| Documents | Proof of income, NIE if requested | NIE required; for a mortgage — income and credit history |
| Best when | You are still choosing a town or unsure of your plans | You know the area, plan to stay long and have costed the full budget |
Where to look for a home
Healthcare: decide before you move
Documents and money: the basics
Three typical situations
General examples, not the stories of particular people — to help you test your own plan.
- A retired couple wants sea and warmth. The mistake: buying a flat in an urbanisation they have only seen in August. The fix: rent for the winter in the same area, check buses, the doctor and shops in January, then buy.
- A family with children. School, the health centre and an easy commute matter. The fix: choose the school and the area around it first, then look for a home within 10–15 minutes; register (padrón) straight away — schools usually ask for it.
- A remote worker with one suitcase. Internet, a workspace and winter life matter. The fix: a 2–3 month seasonal let in central Torrevieja or Alicante, an internet speed test inside the flat, then a long-term contract.
We will find an area and a home for you
Tell us who is moving, your budget and what matters to you. The Tairix Invest team will reply personally in your language: we will suggest areas and help you rent or buy. Area and details are optional.
Frequently asked questions
Where is the best place to live on the southern Costa Blanca?
There is no single answer. Without a car, central Torrevieja is easiest; for beaches and golf, Orihuela Costa; for nature and quiet, Guardamar; for a house with a plot, Ciudad Quesada. Rent first and check the area in winter.
Is it really cheaper than the Costa del Sol?
By the Ministry of Housing’s appraised values for Q2 2026, yes: Torrevieja €2,254/m² and Orihuela €2,080/m² against €3,321/m² in Málaga and €4,528/m² in Marbella. Individual homes can differ.
What is winter like on the Costa Blanca?
Mild: in January on average 17 °C by day and 7 °C at night, with frost on less than one day a year (AEMET normals). But homes without heating can feel cool.
Do I need a car?
In central Torrevieja you can manage without one. In the urbanisations of Orihuela Costa, Ciudad Quesada and Pilar de la Horadada it is hard without a car.
Can I use public healthcare without a job?
It depends on your status. If you have no right to public cover, after one year of residence the Valencian Community offers a convenio especial: €60 a month under 65 and €157 from 65, medicines not included.