New-build market report
Torrevieja & Orihuela Costa
Covers Torrevieja, Orihuela Costa, San Miguel de Salinas.
At a glance
- Homes for sale
- 183
- Median asking price
- €319,900
- Median per m²
- €4,123
- Median size
- 81 m²
- New this month
- 24
- With a pool
- 89%
25.3 new listings a month on average over 3 months. Total value of the book: €77,499,380.
What the money buys
Half of what we hold here is priced between €258,538 and €422,750. The cheapest is €116,000, the dearest €3,600,000.
- €0k–€100k 0
- €100k–€200k 13
- €200k–€300k 65
- €300k–€400k 56
- €400k–€500k 14
- €500k–€600k 11
- €600k–€700k 6
- €700k–€800k 5
- €800k–€900k 1
- €900k–€1m 1
- €1m+ 10
The book in fifths
| Price range | Homes | Median | Median size | Per m² | Beds | Pool |
|---|---|---|---|---|---|---|
| €116,000–€246,000 | 38 | €219,000 | 58 m² | €3,911 | 1 | 76% |
| €246,000–€294,200 | 36 | €265,000 | 75 m² | €3,528 | 2 | 89% |
| €294,200–€337,760 | 36 | €319,900 | 78 m² | €4,185 | 2 | 92% |
| €337,760–€469,800 | 36 | €389,000 | 91 m² | €4,401 | 2 | 94% |
| €469,800–€0 | 37 | €669,900 | 157 m² | €4,583 | 3 | 95% |
By property type
| property type | Homes | Median | Median size | Per m² | Pool |
|---|---|---|---|---|---|
| Apartment | 112 | €286,000 | 74 m² | €3,999 | 83% |
| House | 40 | €321,450 | 77 m² | €3,765 | 100% |
| Villa | 31 | €750,000 | 185 m² | €4,571 | 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 |
|---|---|---|---|---|---|
| 1 bedroom | 25 | €227,500 | 51 m² | €3,963 | 80% |
| 2 bedrooms | 59 | €299,000 | 74 m² | €3,805 | 85% |
| 3 bedrooms | 21 | €385,000 | 102 m² | €3,988 | 90% |
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 2-bedroom apartment at €320,000 — the median asking price here.
| Asking price | €320,000 |
|---|---|
| IVA (10% on new build) | €32,000 |
| AJD (stamp duty, 1.4%) | €4,480 |
| Lawyer | €3,872 |
| Notary | €930 |
| Land registry | €589 |
| Total to complete | €361,871 |
- Taxes and fees
- €41,871
- As a share of price
- 13.1%
- Cash needed at 70% LTV
- €137,871
- Monthly mortgage
- €1,121
Choosing new build over an equivalent resale costs €4,480 more in tax here: €41,871 against €37,391. Banks lend against the price, never the taxes, so the taxes are cash.
What it costs to hold
| IBI (council tax) | €400 |
|---|---|
| Community fees | €480 |
| Insurance | €200 |
| Utilities | €1,440 |
| Maintenance | €300 |
| Per year | €2,820 |
| Per month | €235 |
A private pool instead of a communal one takes the yearly figure to €4,020.
What it might earn
| Letting pattern | Gross | Gross yield | After costs | True yield |
|---|---|---|---|---|
| High + shoulder (~120 days) | €17,400 | 5.4% | €5,880 | 1.6% |
| Full year (~200 days) | €26,800 | 8.4% | €10,741 | 3% |
"True yield" is income after letting expenses and running costs, measured against everything you actually spent to complete (€361,871) — 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 2-bedroom apartment at €320,000, 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 183 homes we can show you.
New build in Torrevieja & Orihuela Costa