New-build market report
Guardamar & Rojales
Covers Guardamar del Segura, Benijofar, Algorfa, Rojales, Ciudad Quesada, San Fulgencio, Dolores.
At a glance
- Homes for sale
- 164
- Median asking price
- €370,950
- Median per m²
- €4,041
- Median size
- 90 m²
- New this month
- 13
- With a pool
- 97%
21.3 new listings a month on average over 3 months. Total value of the book: €73,735,798.
What the money buys
Half of what we hold here is priced between €298,475 and €549,000. The cheapest is €148,000, the dearest €1,800,000.
- €0k–€100k 0
- €100k–€200k 9
- €200k–€300k 35
- €300k–€400k 51
- €400k–€500k 21
- €500k–€600k 20
- €600k–€700k 11
- €700k–€800k 5
- €800k–€900k 4
- €900k+ 8
The book in fifths
| Price range | Homes | Median | Median size | Per m² | Beds | Pool |
|---|---|---|---|---|---|---|
| €148,000–€284,900 | 32 | €236,950 | 74 m² | €3,010 | 2 | 91% |
| €284,900–€334,000 | 33 | €308,900 | 78 m² | €4,026 | 2 | 97% |
| €334,000–€418,920 | 33 | €365,000 | 86 m² | €4,146 | 3 | 100% |
| €418,920–€581,800 | 33 | €473,000 | 105 m² | €4,677 | 3 | 97% |
| €581,800–€0 | 33 | €708,000 | 187 m² | €4,286 | 3 | 100% |
By property type
| property type | Homes | Median | Median size | Per m² | Pool |
|---|---|---|---|---|---|
| Apartment | 86 | €326,500 | 83 m² | €4,026 | 98% |
| House | 29 | €319,900 | 78 m² | €3,762 | 93% |
| Villa | 49 | €615,000 | 138 m² | €4,286 | 98% |
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 |
|---|---|---|---|---|---|
| 2 bedrooms | 37 | €295,000 | 72 m² | €4,311 | 95% |
| 3 bedrooms | 41 | €354,000 | 91 m² | €3,927 | 100% |
Groups with too few listings to describe honestly are left out rather than shown with a caveat.
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 3-bedroom apartment at €371,000 — the median asking price here.
| Asking price | €371,000 |
|---|---|
| IVA (10% on new build) | €37,100 |
| AJD (stamp duty, 1.4%) | €5,194 |
| Lawyer | €4,489 |
| Notary | €1,007 |
| Land registry | €646 |
| Total to complete | €419,435 |
- Taxes and fees
- €48,435
- As a share of price
- 13.1%
- Cash needed at 70% LTV
- €159,735
- Monthly mortgage
- €1,300
Choosing new build over an equivalent resale costs €5,194 more in tax here: €48,435 against €43,241. Banks lend against the price, never the taxes, so the taxes are cash.
What it costs to hold
| IBI (council tax) | €450 |
|---|---|
| Community fees | €480 |
| Insurance | €200 |
| Utilities | €1,680 |
| Maintenance | €300 |
| Per year | €3,110 |
| Per month | €259 |
A private pool instead of a communal one takes the yearly figure to €4,310.
What it might earn
| Letting pattern | Gross | Gross yield | After costs | True yield |
|---|---|---|---|---|
| High + shoulder (~120 days) | €22,500 | 6.1% | €7,994 | 1.9% |
| Full year (~200 days) | €34,600 | 9.3% | €14,173 | 3.4% |
"True yield" is income after letting expenses and running costs, measured against everything you actually spent to complete (€419,435) — 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 3-bedroom apartment at €371,000, 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.
- Too few listings record a view to test a sea-view premium, so none is claimed.
- 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 164 homes we can show you.
New build in Guardamar & Rojales