New-build market report
Pilar de la Horadada
Covers Pilar de La Horadada.
At a glance
- Homes for sale
- 97
- Median asking price
- €365,000
- Median per m²
- €4,292
- Median size
- 90 m²
- New this month
- 9
- With a pool
- 94%
11.3 new listings a month on average over 3 months. Total value of the book: €39,216,500.
What the money buys
Half of what we hold here is priced between €314,900 and €450,000. The cheapest is €245,000, the dearest €1,895,000.
- €0k–€50k 0
- €50k–€100k 0
- €100k–€150k 0
- €150k–€200k 0
- €200k–€250k 2
- €250k–€300k 17
- €300k–€350k 22
- €350k–€400k 22
- €400k–€450k 9
- €450k–€500k 14
- €500k–€550k 1
- €550k–€600k 6
- €600k+ 4
The book in fifths
| Price range | Homes | Median | Median size | Per m² | Beds | Pool |
|---|---|---|---|---|---|---|
| €245,000–€304,900 | 19 | €291,500 | 73 m² | €3,799 | 2 | 100% |
| €304,900–€345,000 | 19 | €320,000 | 91 m² | €3,640 | 3 | 95% |
| €345,000–€385,940 | 20 | €362,000 | 83 m² | €4,453 | 3 | 85% |
| €385,940–€462,320 | 19 | €422,500 | 99 m² | €4,434 | 3 | 95% |
| €462,320–€0 | 20 | €544,950 | 114 m² | €4,953 | 3 | 95% |
By property type
| property type | Homes | Median | Median size | Per m² | Pool |
|---|---|---|---|---|---|
| Apartment | 24 | €339,950 | 84 m² | €4,281 | 100% |
| House | 54 | €347,450 | 83 m² | €4,237 | 93% |
| Villa | 19 | €492,000 | 120 m² | €4,447 | 89% |
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 | 23 | €334,000 | 73 m² | €4,353 | 91% |
| 3 bedrooms | 31 | €354,900 | 91 m² | €4,157 | 94% |
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 house at €365,000 — the median asking price here.
| Asking price | €365,000 |
|---|---|
| IVA (10% on new build) | €36,500 |
| AJD (stamp duty, 1.4%) | €5,110 |
| Lawyer | €4,417 |
| Notary | €998 |
| Land registry | €639 |
| Total to complete | €412,663 |
- Taxes and fees
- €47,663
- As a share of price
- 13.1%
- Cash needed at 70% LTV
- €157,163
- Monthly mortgage
- €1,279
Choosing new build over an equivalent resale costs €5,110 more in tax here: €47,663 against €42,553. Banks lend against the price, never the taxes, so the taxes are cash.
What it costs to hold
| IBI (council tax) | €625 |
|---|---|
| Community fees | €600 |
| Insurance | €300 |
| Utilities | €2,100 |
| Maintenance | €600 |
| Per year | €4,225 |
| Per month | €352 |
A private pool instead of a communal one takes the yearly figure to €5,425.
What it might earn
| Letting pattern | Gross | Gross yield | After costs | True yield |
|---|---|---|---|---|
| High + shoulder (~120 days) | €24,600 | 6.7% | €7,755 | 1.9% |
| Full year (~200 days) | €38,000 | 10.4% | €14,509 | 3.5% |
"True yield" is income after letting expenses and running costs, measured against everything you actually spent to complete (€412,663) — 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 house at €365,000, 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 97 homes we can show you.
New build in Pilar de la Horadada