Guardamar Buying Guide
Guardamar Property: Where Value Meets Lifestyle
Guardamar del Segura gives first-time buyers real value on Costa Blanca South — lower prices than neighbours, sandy beaches, and solid connectivity.
How Guardamar Compares on Price
Guardamar del Segura sits at the southern stretch of Costa Blanca South, where the Segura river meets the Mediterranean. It’s a genuine Spanish town — not a purpose-built resort — with around 16,000 residents, a weekly street market, and a pine-forested dune system that separates the town from its beaches.
For first-time buyers scanning Costa Blanca South, the central question is whether Guardamar offers real value or just the perception of it. The numbers suggest it does — and understanding why requires looking at what you actually get for your money compared to the towns around it.
New-build apartments in Guardamar typically price between €1,400 and €1,700 per square metre — roughly 20–30% below equivalent developments in Torrevieja (€1,800–€2,200/m²) and Orihuela Costa (€2,000–€2,400/m²). Santa Pola, further north, runs €2,100–€2,500/m². In practical terms, a two-bedroom apartment of 65–80 m² in Guardamar costs between €120,000 and €180,000. Two-bedroom townhouses with a solarium typically fall in the €170,000–€230,000 bracket.
This pricing isn’t accidental. Guardamar lacks the high-rise seafront density of Torrevieja and the golf-resort premium of Orihuela Costa. What it offers instead is lower entry points into a town that has been quietly upgrading its public spaces, beach infrastructure, and commercial offerings. The beachfront promenade has been extended and improved, the pine dune park has received ongoing conservation investment, and new commercial areas are expanding the dining and retail options. For first-time buyers, these are signs of a town moving in the right direction — without the price tag that comes when a destination has already arrived. For a full breakdown of purchasing expenses, see our costs and taxes guide.
What Daily Life Looks Like
Beach Access
Over 11 km of Blue Flag beaches within a 10-minute walk from central Guardamar. Protected pine dunes create a natural barrier between town and sand.
Daily Essentials
Mercadona, Aldi, and Lidl within town. Multiple pharmacies, a medical centre, and a weekly Tuesday market with fresh local produce.
Safety and Walkability
Flat, walkable town centre with low crime rates. Most daily needs reachable on foot from central residential areas.
Community Feel
Genuine Spanish town character with a growing but unobtrusive international community. Not dominated by any single nationality.
Guardamar is quieter than Torrevieja and less commercialised than Orihuela Costa. That’s either a selling point or a trade-off, depending on your priorities. Nightlife is limited to a handful of bars and local restaurants rather than tourist strips. But the upside is a genuine Spanish atmosphere, local neighbours who aren’t transient, and a pace of life that suits permanent residents.
Families benefit from local Spanish schools within walking distance, with international schools available in Torrevieja (15 minutes) and nearby San Miguel de Salinas. Healthcare access is practical: Guardamar has a medical centre for routine needs, with Torrevieja Hospital — one of the best-equipped public hospitals on the coast — 20 minutes away.
The beach deserves special mention. Guardamar’s coastline stretches over 11 kilometres, backed by protected pine dunes rather than tower blocks. Playa de Babilonia and Playa del Moncayo consistently hold Blue Flag status. From most central areas, the sand is a 10-minute walk — and you won’t be fighting for space the way you might at Torrevieja’s Playa del Cura. For buyers who plan to use their property year-round rather than just in summer, this kind of everyday beach access is a genuine quality-of-life factor.
Transport and Connectivity
| Destination | Distance | Drive Time |
|---|---|---|
| Alicante-Elche Airport | 45 km | 35 min |
| Torrevieja | 18 km | 15 min |
| Alicante City | 35 km | 30 min |
| A-7 Motorway | 3 km | 5 min |
| Nearest Beach | 1 km | 10 min walk |
| Murcia City | 55 km | 45 min |
Guardamar connects to the A-7 motorway in under five minutes, putting Alicante city 30 minutes north and Murcia 45 minutes south. Alicante-Elche airport is a 35-minute drive — manageable for regular visitors and remote workers flying back periodically.
Local buses connect Guardamar to Torrevieja and Alicante, though frequency is limited: roughly hourly during weekdays, less on weekends and evenings. The Cercanías commuter rail doesn’t reach Guardamar directly, but Alicante’s TRAM network is accessible from the city centre.
Can you live here without a car? For daily basics — supermarkets, beaches, pharmacies, restaurants — yes. But for hospital visits, airport runs, and exploring neighbouring towns, a vehicle is essential. This is consistent across Costa Blanca South outside the major cities. If you’re a first-time buyer factoring in running costs, budget for a car alongside your property expenses. For buyers flying in regularly, the airport proximity is a practical advantage over more remote coastal destinations — you can land and reach your property within 45 minutes of touching down.
New-Build Options in Your Budget
Guardamar’s new-build market is growing steadily, with several developments targeting the first-time buyer segment specifically. Most projects offer two- and three-bedroom apartments and townhouses in the €120,000–€250,000 range — a price bracket that’s increasingly hard to find in more established Costa Blanca towns.
Standard specifications typically include communal pools, private terraces, underground parking, and air conditioning. Many developments sit within walking distance of both the beach and town centre, which adds practical value beyond the sticker price.
New-Build Properties in Guardamar
New-Build Apartments
From €120K for 2-bed, up to €250K for 3-bed with sea views. Communal pools, parking, and terraces as standard.
Townhouses
€170K–€230K for 2-3 bed with solarium. A practical middle ground between apartments and villas.
Closing Costs
Budget 12–14% extra. IVA (10%), stamp duty (1.5%), notary, registry, and legal fees add €18K–€21K on a €150K purchase.
For an accurate estimate of your total purchase cost, use our buying costs calculator. New builds in the Valencian Community carry 10% IVA plus 1.5% stamp duty — knowing these figures upfront prevents budget surprises.
Guardamar suits first-time buyers who want genuine value without sacrificing beach access or basic infrastructure. It’s not the flashiest town on the coast — and that’s precisely why it remains affordable. If you’re looking for a practical first purchase in southern Costa Blanca, with room for prices to appreciate as the town continues to develop, Guardamar deserves serious consideration. For tips on planning your visit, see our viewing trip guide. For a first-time buyer checklist specific to Spain, read our first-time buyer guide.
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