Apartments in Torrevieja

How to choose a district: decision matrix

See the prices by district in the table above — here is the logic of choice. Budget up to €60,000 and no car needed → Centre or Acequion, but only with an inspection of the staircase: there is usually no lift in this housing stock, and on the 4th floor this will become a problem in 10 years. Buying for short-term rental → Playa de los Locos: it has the tourist flow of Playa del Cura, but without the nighttime noise of the promenade. Moving with a family permanently → Aguas Nuevas, where the price per m² is the lowest in the city, and schools and supermarkets are within walking distance. Investment with a 10+ year horizon → La Mata: the only district where new builds are constructed right by the sea, rather than inland. If criteria conflict (need both rental and personal use), prioritise rental: you can live in any district, but you can only rent out where there is demand.

First line, second line, and the cost of error

“200 metres to the sea” and “900 metres to the sea” — the price difference can be up to 25% with the same floor area and year of construction. But in Torrevieja there is a nuance that is not visible in the listing: the first line at Playa del Cura is a promenade with bars, noisy until 2 a.m. in summer, and a sea-view apartment turns out to be unsuitable for sleeping. In La Mata and Cabo Cervera the first line is quiet — there is no night-time infrastructure there. If you are buying for yourself rather than for rental, check not the distance to the beach, but what is right under the windows.

Post-purchase costs: what is not mentioned in the listing

The comunidad in Torrevieja — from €15 per month in an old building without a lift to €120 in a complex with a pool and security. The annual IBI for a 60–90 m² apartment — €97–300, depending on the cadastral value, not the market price. But the main hidden cost is the derrama: an extraordinary levy for major repairs to the façade, roof, or lift replacement, which the owners' meeting approves by majority vote. The amount per apartment — from €2,000 for minor repairs to €20,000–50,000 for major renovation. A derrama approved before the transaction passes to the new owner.

How to check a building for derrama before purchase

Before signing the arras, request from the administrador de finca the minutes of the comunidad meetings for the last three years and a certificate of no debt (certificado de deudas). In the minutes, look for the words “derrama”, “fachada”, “ascensor”, “ITE” — these indicate works under discussion or already approved. Separately, check whether the building has passed the ITE (technical building inspection): it is mandatory for buildings over 50 years old, and if the inspection has identified defects, a derrama is inevitable. No seller is obliged to disclose this on their own — the buyer must ask.

ITP tax reduced to 9% from 1 June 2026

In the Valencian Community, Law 5/2025 has come into force: the property transfer tax (ITP) on second-hand housing has been reduced from 10% to 9% for properties up to €1,000,000. The stamp duty AJD fell from 1.5% to 1.4%. On an apartment for €85,000, the saving is €850; for €150,000 — €1,500. The rule does not apply to new builds: they still have VAT (IVA) of 10% plus AJD 1.4%. The rate is determined by the date of signing the Escritura before a notary, not the date of the reservation contract.

At which stages of the transaction do things most often go wrong

The chain NIE → Nota Simple → arras → Escritura is described everywhere, but three points in it regularly break down. First: the deposit under the contrato de arras. If it is arras penitenciales, the buyer loses the entire deposit upon withdrawal, and the seller returns double — but many sign without reading which specific type of arras is specified in the contract. Second: bank approval comes after the arras is signed, and if the bank refuses, the deposit is forfeited — so the arras should include a clause for refund in case of bank refusal (cláusula de financiación). Third: the arras term is usually 30–60 days, but a mortgage for a non-resident takes 8–10 weeks — the timelines do not align, and the contract must be extended in advance, not in the last week.

Mortgage for a non-resident on an apartment in Torrevieja

Non-residents receive 60–70% of the appraised value for a term of up to 25 years; residents — up to 80%. The 12-month Euribor by summer 2026 is about 2.7%, with the final rate for non-residents at 3–4.5% per annum. The bank requires verified income for 2–3 years, bank statements, a tax return from the country of residence, and an NIE. Important: the bank conducts its own valuation (tasación) of the property, and if the valuation is lower than the purchase price, the loan will be calculated on the valuation — the difference will have to be paid with your own funds.

When you should not buy an apartment in Torrevieja

If the goal is residency: the Golden Visa route through property purchase was closed in April 2025, and an apartment of any value does not grant residency rights. If your budget is tight: on an apartment for €50,000 you need another €6,000–7,000 for taxes and closing costs, plus a reserve for potential derrama. If you plan year-round rental without personal presence: the management company's commission eats up 20–25% of the rental income, and the 8% annual yield advertised in listings turns into 6%.