Properties in San Juan

Real Estate in San Juan, Alicante 2026: Where to Buy, Prices, and Investor Benefits

San Juan in Alicante is synonymous with prestigious living on the Mediterranean coast. In 2026, this area of the Costa Blanca demonstrates stable price growth of 4-6% per annum and high demand from both international investors and families seeking permanent residency. This guide provides a detailed market analysis: from property prices per square meter in different micro-districts to the legal intricacies of purchase and rental yield calculations.

Why San Juan? Investment Appeal in 2026

The San Juan real estate market has solidified its status as one of the most stable in Spain. Following the 2023-2024 correction driven by global economic factors, the quality seaside property segment has shown confident recovery. Key drivers are the constant influx of international buyers from Northern Europe, the UK, and digital nomads, as well as infrastructure development: the modernization of the coastal tram line TRAM L1 and the expansion of the private Clínica San Juan hospital. Buying here is an investment in a highly liquid asset, where prices for frontline properties have shown minimal volatility even during crisis periods.
*Unsure about which area to choose? Order a comparative investment yield calculation for 2-3 promising locations from our specialist.*

Geography and Districts: Where Exactly to Buy?

The key is understanding the differences between the two main zones. Playa de San Juan is the prestigious beach strip itself with new developments. San Juan de Alicante is the municipality inland, offering a more urban environment and affordable options. Within Playa de San Juan, three segments stand out.

The first is the elite front line and Cabo de las Huertas. Prices for sea-view apartments start from €500,000, while a villa with a private pool and garden on the cape commands from €1.2 million. Legendary streets include Avenida de Niza and Avenida Costa Blanca.

The second segment is the central zone (Avenida de la Condomina, Los Álamos). This is the "golden mean" for families and investors. All infrastructure is concentrated here. Prices for modern two-bedroom apartments in gated complexes with a pool range from €320,000 to €450,000.

The third is the inland districts of San Juan de Alicante. This is the budget entry zone. Property prices for renovation projects start here from €180,000 for an apartment. This is the choice for those who value proximity to the tram (10-15 minutes to the beach) and lower community fees (comunidad).

Types of Real Estate in San Juan: From New Builds to Villas

The market offers a segmented selection of properties of different classes and conditions. The key difference from central Alicante is the emphasis on modern residential complexes (complejos residenciales) with full infrastructure.

Apartments in new developments (obra nueva): This is the primary product for investors targeting premium seasonal rentals. They are sold turnkey (llave en mano) by premium-class developers. Features include open-plan layouts, panoramic glazing (acristalamiento panorámico), "smart home" systems (domótica), underfloor heating, and reversible "cold/heat" air conditioning. Energy Rating — A. Average price per m²: €3,200 - €3,800.

• *Studio (40-50 m²): from €220,000.*

• *2-bedroom apartment (80-90 m²): from €320,000.*

• Penthouse (ático*) with a solarium terrace (150 m² + 50 m²): from €800,000.*

Villas (chalets independientes): The choice for affluent Europeans buying a second home. Plots from 500 m². Represented by both modern projects with flat roofs (cubierta plana) and classic Mediterranean villas. Prices start from €800,000.

Townhouses (adosados) and bungalows on the secondary market: Predominantly constructions from the 80s-90s, often requiring renovation (necesita reforma). Structures are sound but outdated in energy efficiency. Average renovation cost (reforma integral) — from €500/m², accounting for the replacement of wiring, plumbing, and facade insulation.

Why is San Juan More Expensive and Better than Central Alicante? A Comparison for Investors

Choosing San Juan is a conscious choice for quality of life (calidad de vida) and more reliable investments. Here are the key differences that justify the higher property cost.

If in central Alicante (Old Town, Eixample) the average price per square meter on the secondary market is €2,200 - €2,800, in San Juan it reaches €2,600 - €3,500. This difference is fully justified by the quality of infrastructure and environment.

While in the historic center parking is a chronic problem and an expensive luxury, in San Juan's new builds underground parking (garaje subterráneo) is standard, guaranteeing each owner a comfortable and secure spot for their car, meaning direct savings and convenience.

The main advantage is the infrastructure of residential complexes. In central Alicante, it's rare to find more than an elevator. In San Juan, however, the standard for new projects includes a communal pool (piscina comunitaria), well-kept gardens, a children's playground, and often a fitness center and sauna. This added value directly influences the property's appeal for rent and its liquidity.

The factor of quiet and ecology is also critically important. The noise of nightlife and dense historic construction in the center contrasts with the wide avenues, low building density, and direct access to the 7-kilometer beach in San Juan. Such a tranquil environment is a key argument for families considering long-term rental or relocation for permanent residence.

Finally, the target tenant differs. In central Alicante, it's often students and tourists seeking short-term accommodation. In San Juan, the rental market is oriented towards families (for long-term living) and affluent tourists (for seasonal rentals). This creates a more stable and, as a rule, higher-income rental stream for the investor.

High-Quality Construction – The Foundation of the Investment

New builds in San Juan from developers like Vía Célere or Neinor Homes use technologies approaching passive house (casa pasiva) standards: ventilated ceramic granite facades (which improve thermal insulation), enhanced soundproofing between apartments (aislamiento acústico), and low-energy consumption engineering systems. A high Energy Rating A directly leads to low electricity bills (gastos de luz), which is a key argument for long-term family rentals and ensures stable cash flow.

Purchase Process for Non-Residents: Key Stages

Buying as a foreigner is safe but requires going through specific stages. After selecting a property comes the Due Diligence stage: checking the habitation license (cédula de habitabilidad), absence of debts on IBI property tax and comunidad fees. For houses, a technical report is mandatory.

Next is the preliminary contract (Contrato privado de compraventa) with a 10% deposit. It's important to open a Spanish bank account and obtain the tax identification number NIE. A mortgage for non-residents requires a down payment of 30-40%.

The final stage is signing the deed at the notary (Firma de la Escritura Pública) and paying the tax: 10% Property Transfer Tax (ITP) for resale property or 10% VAT (IVA) + 1.5% Stamp Duty (AJD) for new builds. Registration in the Property Registry (Registro de la Propiedad) completes the transaction.

Maintenance, Taxes, and Yield in 2026

The owner bears expenses: IBI property tax (€600-€2,000+ per year), comunidad fees (€100-€250/month in complexes), utilities, and insurance. Budget 1-1.5% of the property's value per year for maintenance.

Rental yield remains stable:

• Seasonal rental (alquiler vacacional): A 2-bedroom apartment by the sea in July-August = €1,800 - €2,500/month. Net annual yield: 5-7%.

• Long-term rental (alquiler anual): The same property = €1,000 - €1,400/month. Net yield: around 4%.
  The key to success is professional management (gestoría).

Permanent Residency and Visas: The Role of Property Purchase

Purchase does not automatically grant the right to reside, but it is a significant asset. For a non-lucrative residence permit (Residencia No Lucrativa), owning property significantly simplifies the process. Digital Nomad Visas (DNV) also view property ownership as a positive factor for financial stability.

San Juan in 2026 maintains its status as a benchmark destination for real estate investment on the Costa Blanca. Its market offers high-tech new builds, stable yields, and a quality of life surpassing the city center. To select a property that precisely matches your strategy and conduct full legal due diligence, consult with our international sales specialist to receive a personalized selection of properties.

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