New-build market report
Calpe & Moraira
Covers Calpe, Benissa, Moraira, Altea, Benitachell.
At a glance
- Homes for sale
- 119
- Median asking price
- €1,537,500
- Median per m²
- €5,043
- Median size
- 310 m²
- New this month
- 9
- With a pool
- 97%
9.7 new listings a month on average over 3 months. Total value of the book: €198,282,966.
What the money buys
Half of what we hold here is priced between €914,750 and €2,300,000. The cheapest is €180,000, the dearest €4,250,000.
- €0k–€250k 2
- €250k–€500k 11
- €500k–€750k 12
- €750k–€1m 9
- €1m–€1.3m 10
- €1.3m–€1.5m 12
- €1.5m–€1.8m 7
- €1.8m–€2m 7
- €2m–€2.3m 10
- €2.3m–€2.5m 14
- €2.5m–€2.8m 6
- €2.8m–€3m 5
- €3m–€3.3m 1
- €3.3m–€3.5m 4
- €3.5m+ 6
The book in fifths
| Price range | Homes | Median | Median size | Per m² | Beds | Pool |
|---|---|---|---|---|---|---|
| €180,000–€730,000 | 24 | €485,345 | 105 m² | €4,333 | 2 | 88% |
| €730,000–€1,290,000 | 24 | €1,099,000 | 230 m² | €4,371 | 3 | 96% |
| €1,290,000–€1,990,000 | 23 | €1,525,000 | 299 m² | €4,970 | 4 | 100% |
| €1,990,000–€2,450,000 | 22 | €2,200,000 | 378 m² | €5,859 | 4 | 100% |
| €2,450,000–€0 | 26 | €2,922,500 | 558 m² | €5,968 | 4 | 100% |
By property type
| property type | Homes | Median | Median size | Per m² | Pool |
|---|---|---|---|---|---|
| Apartment | 17 | €560,891 | 112 m² | €5,323 | 100% |
| Villa | 98 | €1,905,000 | 354 m² | €4,931 | 97% |
Groups with too few listings to describe honestly are left out rather than shown with a caveat.
By bedrooms
| bedrooms | Homes | Median | Median size | Per m² | Pool |
|---|---|---|---|---|---|
| 3 bedrooms | 26 | €1,190,000 | 225 m² | €5,289 | 96% |
| 4 bedrooms | 58 | €2,225,000 | 435 m² | €5,114 | 100% |
Groups with too few listings to describe honestly are left out rather than shown with a caveat.
Does a sea view cost more here?
87% of these listings record a view, which is enough to ask the question.
| View | Homes | Median | Median size | Per m² |
|---|---|---|---|---|
| Sea view recorded | 54 | €2,200,000 | 427 m² | €4,861 |
| No view recorded | 13 | €1,342,500 | 235 m² | €6,233 |
"No view recorded" is missing information, not a confirmed absence. Compare the per-m² column rather than the headline price — sea-view homes are usually larger too.
Where it sits on the coast
Every place we market, by median asking price per square metre.
- Mar Menor €3,814 215 homes · 88 m²
- Guardamar & Rojales €4,041 164 homes · 90 m²
- Torrevieja & Orihuela Costa €4,123 182 homes · 81 m²
- Pilar de la Horadada €4,292 97 homes · 90 m²
- Denia & Javea €4,493 91 homes · 157 m²
- Benidorm & Finestrat €4,641 150 homes · 123 m²
- Estepona €4,870 291 homes · 135 m²
- Mijas €4,959 193 homes · 110 m²
- Calpe & Moraira €5,043 116 homes · 310 m²
- Fuengirola €5,158 98 homes · 123 m²
- Marbella €5,888 107 homes · 160 m²
Per square metre, not headline price — the places with the largest homes would otherwise look dearest simply for selling more house.
What it costs to buy
Modelled on a 4-bedroom villa at €1,537,500 — the median asking price here.
| Asking price | €1,537,500 |
|---|---|
| IVA (10% on new build) | €153,750 |
| AJD (stamp duty, 1.4%) | €21,525 |
| Lawyer | €18,604 |
| Notary | €1,200 |
| Land registry | €900 |
| Total to complete | €1,733,479 |
- Taxes and fees
- €195,979
- As a share of price
- 12.7%
- Cash needed at 70% LTV
- €657,229
- Monthly mortgage
- €5,388
Choosing new build over an equivalent resale costs €21,525 more in tax here: €195,979 against €174,454. Banks lend against the price, never the taxes, so the taxes are cash.
What it costs to hold
| IBI (council tax) | €1,000 |
|---|---|
| Community fees | €360 |
| Insurance | €400 |
| Utilities | €2,880 |
| Maintenance | €1,000 |
| Per year | €5,640 |
| Per month | €470 |
A private pool instead of a communal one takes the yearly figure to €6,840.
What it might earn
| Letting pattern | Gross | Gross yield | After costs | True yield |
|---|---|---|---|---|
| High + shoulder (~120 days) | €43,800 | 2.8% | €14,552 | 0.8% |
| Full year (~200 days) | €67,600 | 4.4% | €25,929 | 1.5% |
"True yield" is income after letting expenses and running costs, measured against everything you actually spent to complete (€1,733,479) — not against the asking price. It is the number that decides whether the home pays for itself.
How this was worked out
What we assumed
- Costs modelled on a 4-bedroom villa at €1,537,500, the median asking price here.
- New build: IVA 10% plus AJD 1.4% in Valencia (Costa Blanca).
- Mortgage at 70% loan-to-value, 3.5% over 25 years — typical non-resident terms. Banks lend against the price, never the taxes.
- Rental modelled on nightly rates by property type and season, treating this as popular (coastal, near amenities). A specific home will beat or miss it.
- Running costs are conservative mid-range estimates; community fees vary widely between developments.
What this does not tell you
- Asking prices, not recorded sale prices. Completed sales typically land below.
- New build only. Says nothing about the resale market, which is larger and taxed differently.
- "New this month" counts listings entering our feed, which is not days on market.
- Rental income is modelled from nightly rates by property type and season. It does not vary by town, so it reflects what a home of this size and kind earns on this coast, not local demand here specifically.
Figures come from our own listings, read on 2026-08-20, and the money is calculated by the same module behind the site's calculators — so a report and a calculator cannot disagree. Regenerated monthly.
See the homes behind these numbers
Every figure above comes from 119 homes we can show you.
New build in Calpe & Moraira