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For international buyers looking toward Spain's Mediterranean coast, the choice often narrows down to two neighboring giants: the Costa Blanca (Alicante province) and the Costa Calida (Murcia province). While they share a border, a climate, and a coastline, the economic realities of their property markets are distinct.
The Costa Blanca has long been the heavyweight champion of Spanish tourism and expat living, boasting established infrastructure and a cosmopolitan vibe. The Costa Calida, often described as Spain’s “warm coast,” offers a more rugged, authentic Spanish experience with a market that has historically been more accessible.
In this analysis, we look beyond the brochures to compare the hard numbers. From price-per-square-meter to transfer taxes, here is your financial roadmap to choosing between these two stunning regions.
Regional Overview: The Vibe vs. The Value
Before diving into the pricing, it is essential to understand what you are paying for in each location. The location premium is a significant factor in Spanish real estate.
Costa Blanca (Alicante)
The Costa Blanca is split into two distinct markets: the North and the South. The North (Denia, Javea, Moraira) is mountainous, green, and significantly more expensive, attracting a luxury clientele. The South (Torrevieja, Orihuela Costa) is flatter, drier, and features high-density developments that are popular with holiday home buyers seeking convenience and year-round expat communities.
Costa Calida (Murcia)
Costa Calida feels less commercialized. It is home to the Mar Menor (Europe's largest saltwater lagoon) and historic cities like Cartagena. The region has seen massive investment in golf resorts, yet it retains a lower population density. For buyers, this translates to more space and often, a quieter lifestyle.
Price Per Square Meter: The Numbers
When analyzing 2024-2025 market trends, a clear divergence emerges. Generally, you can expect to pay a premium of 15% to 30% for comparable properties on the Costa Blanca compared to the Costa Calida. However, the gap narrows when comparing Costa Blanca South to the most exclusive resorts in Murcia.
Resale Market Snapshot
- Costa Blanca North (e.g., Javea): Expect prices averaging €3,000 - €4,500 per m².
- Costa Blanca South (e.g., Torrevieja): Averages sit closer to €1,800 - €2,400 per m².
- Costa Calida Coastal (e.g., Los Alcazares): Highly competitive at €1,400 - €1,900 per m².
- Inland Murcia: Excellent value, often dropping below €1,200 per m².
What €250,000 Buys You
To visualize the difference, let us look at what a budget of €250,000 typically secures in the current market:
In the Costa Blanca South, this budget will likely find you a high-quality 2-bedroom new build apartment in a development with communal pools, or perhaps an older, detached 3-bedroom villa that requires some modernization, located a few kilometers inland.
In the Costa Calida, your money goes significantly further. That same €250,000 can often secure a brand new, detached villa with a private pool in a developing area or a golf resort. Alternatively, you could purchase a frontline beach apartment on the Mar Menor with change to spare.
New Build Availability and Land Costs
One of the driving forces behind the price difference is the cost of land. The Costa Blanca, particularly near the coast, is densely built. Developers pay a premium for plots, a cost that is inevitably passed on to the buyer. This results in smaller plot sizes and higher density living.
In Murcia (Costa Calida), land is more abundant. Developers can offer larger plots (often 200m² to 400m² for standard villas) at lower price points. If you value privacy and outdoor space over being in the center of a bustling tourist hub, the new build sector in Costa Calida offers superior value for money.
The Tax Factor: Valencia vs. Murcia
This is a critical detail often overlooked by international buyers until the final stages of purchase. Property purchase taxes are devolved to the autonomous regions in Spain, and there is a distinct difference here.
Transfer Tax (ITP) on Resale Properties
If you buy a resale property in the Costa Blanca (Valencian Community), the ITP is generally flat at 10%.
In the Costa Calida (Region of Murcia), the ITP is currently set at 8%. On a €300,000 purchase, choosing Murcia over Alicante saves you €6,000 in taxes immediately. This saving can cover your legal fees and furnishing costs.
Note: For new build properties, VAT (IVA) is 10% across both regions nationally, so this advantage only applies to resale homes.
Rental Potential and ROI
While Costa Calida is cheaper to buy, Costa Blanca often commands higher rental rates due to its massive brand recognition and year-round flight connections into Alicante Airport. If your primary goal is high-yield holiday rentals, the higher entry price in Costa Blanca South might be justified by higher occupancy rates in the winter months.
However, as Corvera Airport (Murcia) continues to expand its routes, and as overcrowding pushes tourists further south, the yield gap is closing. Long-term appreciation prospects in Costa Calida are arguably higher, as the region still has significant room for growth compared to the saturated markets of the North.
Conclusion: Which Coast is for You?
The decision between Costa Blanca and Costa Calida ultimately depends on your lifestyle priorities and budget flexibility.
- Choose Costa Blanca if you want a bustling, international atmosphere, immediate access to diverse amenities, and a property market with high liquidity and established rental demand.
- Choose Costa Calida if you are looking for better value for money, larger properties, lower taxes, and a slightly more relaxed, authentic Spanish lifestyle.
Both coasts offer the Mediterranean dream, but your Euro will undoubtedly travel further in Murcia. Whether that trade-off is worth it depends on the lifestyle you are seeking to build.
