Property Price Trends (2015–2025)
Moraira’s home prices began 2015 on an upswing as the Spanish market emerged from the 2008–2013 crash. Average values were around €2,400 per square metre and confidence was returning. From 2015 to 2019 prices rose modestly, gaining steadily each year (around 3–6% annually), and mirrored the wider Costa Blanca recovery. Gains continued and by late 2018, Moraira’s average asking price was approximately €2,700–€2,800 per m², regaining much of the ground lost after the 2008 peak. The turnaround was fuelled largely by renewed foreign buying and improved economic conditions in Spain (the national house price index finally turned positive in 2015). During this period, the Costa Blanca North region and the entire Alicante province also experienced solid growth, though Moraira’s prices were well above provincial averages. (By comparison, the Alicante province average was about €1,640/m² in late 2019.) Key events like the 2016 Brexit vote created brief uncertainty for UK buyers, but overall demand remained on an upward trajectory throughout.
The COVID-19 outbreak in 2020 marked a short-lived interruption in the growth trend. During the spring 2020 lockdown, property transactions nearly froze, and some sellers cut prices amid the uncertainty. Market-wide in Spain, house prices dipped about 1.8% in 2020, and local agents reported that in Moraira values briefly fell roughly 10% during the worst of the pandemic lockdown.
This downturn was short-lived and by summer 2020, pent-up demand from both domestic buyers and committed foreign purchasers stabilized and reinforced prices. Low interest rates and buyers’ renewed focus on lifestyle (prompted by the lockdown experience) meant that 2020 ended with only a minor price correction in Moraira. In fact, by early 2021 the market had largely rebounded from the pandemic shock.
From 2021 onward, Moraira saw an accelerated upswing in prices. Several factors converged: international buyers returned in force as travel resumed, many seeking larger homes with outdoor space suitable for remote work and extended stays. Additionally, Britons who had delayed purchases due to Brexit dove right back in, and new buyer nationalities emerged, especially from Eastern Europe, where political uncertainty and the war in Ukraine drove many to seek safer real estate and lifestyle environments. The result was surging price growth. By 2022, Moraira’s average price had already exceeded €3,000/m² and Alicante province’s resale home prices were up around 18% year-on-year! Moraira’s high-end segment led the charge, and values in 2021–2023 jumped by double digits annually in many cases. From the second-half of 2022 to the second-half of 2023 Moraira’s average home prices increased by roughly 20–25%!
Even as inflation spiked in 2022 and the European Central Bank raised interest rates, the impact on Moraira was muted. Impulsed by cash-rich Northern European buyers, in November 2024, Moraira hit a record average price of €4,050 per m², and cemented its spot as the priciest municipality in the entire Valencian Community. This represented an 11.7% increase over November 2023.
For context, neighbouring coastal towns also saw peaks (Calpe at around €3,200/m² and Benitatxell at around €3,240/m² in late 2024) but Moraira outpaced even the best performing areas.
Entering 2025, Moraira’s house price growth continues. Idealista data for Q1 2025 showed Moraira around €4,300+/m² (up roughly 12% year-on-year), while prices in Q2 sit at €4,500+/m². By contrast, the national average price in Q1 2025 was about €2,310/m², which means Moraira is nearly 85% above the Spanish average. Even compared to the broader Costa Blanca North, Moraira’s price level is exceptional: it is about €500–1000/m² higher than Javea or Calpe, and has been dubbed “the Montecarlo of the Costa Blanca” for its concentration of multi-million-euro villas
Moraira’s property values are up roughly 70–80% over the decade, a performance that outshines the majority of Spain’s coastal markets, including most of Malaga Province. Contributing factors have included the town’s enduring lifestyle appeal, a shift toward higher-quality modern homes (pushing average prices up), and the finite nature of prime land keeping supply tight.
In summary, the past ten years in Moraira have been characterized by a robust price recovery followed by an impressive boom, with the market currently at all-time highs.
Buyer Demographics and Behaviour
From 2015 to 2025, Moraira’s buyer profile shifted from being predominantly British to a more diverse mix. If in 2015, UK nationals made up over 20% of foreign home purchases, by 2024, that fell to around 9%. Meanwhile, Belgian (15%) Dutch (12%) and French buyers have surged in recent years. German interest remained stable, while Scandinavian purchases (especially Swedish) has increased steadily year-on-year. Russian demand all but disappeared after 2014 sanctions and the Ukraine war. Polish and Ukrainian buyers have emerged strongly. Today, Moraira’s foreign market includes a broader range: British, Belgian, Dutch, German, French, Scandinavian, and growing numbers from Italy, Eastern Europe, Switzerland, the USA, and Middle East. Spanish domestic demand also rose slightly post-COVID, especially from Madrid and Valencia.
There’s a clear trend toward year-round living. In 2015, over half of foreign buyers were non-residents. During 2024, around 45% still used homes seasonally, but remote workers and early retirees have greatly increased permanent relocation numbers. In winter in many areas, it’s now common to see a lot more activity. There are more children enrolled in local schools, working parents, and remote-working professionals.
While retirees in their 60s–70s remain key buyers, interest from 30s–50s professionals and families is beginning to challenge the once dominant retiree segment. Buyer motivations have largely broadened, and now also include lifestyle relocation for climate and infrastructure and investment in stable markets.
Many buyers combine holiday use with remote work from a villa. Younger buyers demand modern features like fibre and sustainable homes, are more tech-savvy and prefer higher-spec properties.
Buyer Requirements and Preferences (2015 vs 2025)
In 2015, location, sea views, a private pool, and traditional charm were the most searched features. Buyers were content with older villas, even if they lacked insulation or modern layouts.
In 2025, buyers now prioritize move-in-ready homes with modern finishes, eco-efficiency, and tech integration. Features like solar panels, heat pumps, double glazing, and A-rated energy certificates are now major selling points. EU regulations and rising energy costs have pushed sustainability to the forefront.
New builds command premiums due to their modern specs and compliance with rental and environmental regulations. Properties that match today’s standards sell faster and at higher prices. Sellers increasingly invest in updates to stay competitive.
Smart home technology is increasingly standard, and many buyers expect fibre internet, app-connected security, automated gates, and even smart lighting. This shift aligns with lifestyle changes and the rise of remote work.
Open-plan designs with convenient indoor-outdoor living are highly sought after. Buyers prefer integrated kitchens, minimalist styling, and single-level living. Home offices, once rare, are now expected. Older homes often need extensive or complete renovations to compete with the new build sector.
Amenities have also upgraded: heated pools, rooftop terraces, outdoor kitchens, underfloor heating, and EV chargers are all standard in luxury segments.
Location priorities have become more nuanced. While hillside privacy still appeals, many now want walkability to town and services, especially older buyers or families. Areas like Pla del Mar – Portet are in high demand, while Benimeit and rural outskirts attract those seeking space and tranquility.
Most of today’s home buyers in Moraira seek modern, sustainable, and tech-forward homes, reflecting a broader evolution in real estate expectations across the Costa Blanca. Those with less time constraints will purchase a more classic home that usually offers more spacious dimensions and then reform to their requirements.
Evolution of New Build vs Resale
In 2015, around 90% of Spanish home sales in Moraira were resales, and mostly 10–30-year-old villas. Bespoke new builds existed but were less common.
By the late 2010s, this began to change. Rising prices and foreign demand drove developers and private investors to build again, especially in areas like Benimeit, Paichi, and toward Benissa Costa and Benitachell. Modern white Ibiza-style villas with pools and energy-efficient design became increasingly common after 2016.
Despite their higher prices, many foreign buyers preferred turnkey homes. Prices rose rapidly, and some estimates show new build prices rose 10% in 2017 alone. However, due to Moraira’s relatively small size, strict planning rules, hilly topography, and low-density urbanizations, supply remained limited. Most new builds were either one-off villas or rebuilds from demolitions, with few new multi-unit developments.
New builds often command 50–75% higher prices per m². A modern villa may fetch €6,000/m², while older homes can go for €3,500/m² or less. In high-end markets like Moraira, the “brand new” appeal, modern features, and stricter codes widen this gap. This has also led to a massive rise in resale renovation, where buyers modernize older homes to meet current standards. Resales remain critical, yet many listings suffer from age and poor presentation. Sellers are increasingly renovating, staging, or discounting to attract buyers or developers.
From 2015 to 2025, smart home tech, energy efficiency, and sleek architecture are standard in homes priced between €800Kand €1.5M. Most are aimed at affluent international buyers. Affordable new homes are rare, and demand for mid-range resales (under €500K) is very high.
By 2025, new builds take up a greater share of sales, but resales still dominate. Some buyers unable to find new builds in Moraira have looked to nearby towns like Benissa Costa, Jávea or Calpe.
Resales have split into 2 categories: Renovated, well-located homes tend to sell faster, while older, unreformed properties without views tend to linger. This has opened space for value-add investors to buy, refurbish, and ‘flip’. Buyers on a budget increasingly choose renovation over new builds. When done well, refurbished homes can nearly match new build prices. They also benefit from a much quicker permit approval process (when compared with new builds), and less risk of rising construction costs due to quicker turnaround times.
New builds face risks associated with rising construction costs, slower permit approval, and land scarcity. Despite these hurdles, high sales prices make Moraira attractive to developers. In 2024, local reports showed an 87% increase in new housing construction in Marina Alta (Calpe to Denia), suggesting a strong development cycle.
Rental Market Overview (2015–2025)
Short-term holiday rentals.
Moraira’s reputation as a top villa rental destination for summer tourists (especially Northern European families) has driven a decade of strong demand. Platforms like Airbnb, Booking.com and HomeAway have helped to expand its global visibility as a prime destination. By the late 2010s, many foreign owners were renting during peak seasons to generate income. High summer occupancy remains standard, but it’s important to note that in September 2024 occupancy (according to many holiday rental companies) overtook August 2024 due to heatwaves shifting tourist preference. Weekly rental rates range from €1,500 to more than €3,000 depending on location and amenities. Off-season demand has strengthened as well, and we see a lot more demand from retirees, digital nomads, and potential relocators renting in winter for longer stays.
Short-term rental rates rose steadily from 2015 to 2025, which aligned with rising home prices and quality upgrades (pools, Wi-Fi, aircon). Rates grew around 10% year-on-year between 2024 and 2025. Many owners now generate increased yearly returns due to the growth of off-season bookings. Investor interest has grown, particularly for well-located, licensed villas.
The long-term rental segment grows ever more competitive, and this is largely due to owner preference for short lets and personal use. There has been an increase in demand from local workers, foreign workers, and relocators. Average rents rose from around €700/month in 2015 to €1500+ by 2025. Some owners now mix strategies: offering winter lets and switching to weekly rates in summer. The Digital Nomad Visa has also added new demand from remote workers seeking 6–12 month rentals.
Since the mid-2010s, Valencia Region has implemented licensing rules for short-term rentals. The Decree 9/2024, effective Aug 2024, requires 5-year license renewals with approval from the town hall and community of neighbours. This applies to all new licenses; while older ones are gradually phased into the system.
Peak rental season remains July–August, but May–June and Sept–Oct now show strong performance, especially for retirees and long-stay guests. Winter (Nov–Mar) offers lower monthly rates, however this period too is also facing a rising demand from Northern Europeans and remote workers. Domestic tourism buffered the market during COVID, while UK, German, Dutch, Belgian and French tourists resumed strong presence from 2022 onward.
Short-term rentals bring vibrancy and income, but also strain on parking and housing availability for locals. Rising rents pushed some workers to nearby Teulada, Benitatchell, and Benissa areas. Moraira is not designated a “stressed housing area,” so rent control measures don’t apply, allowing rates to rise freely.
Despite stricter licensing, holiday rentals remain central to Moraira’s property appeal. Well-presented, compliant villas enjoy strong demand, and many buyers factor in rental potential as part of their investment decision.
Moraira Property Market Timeline: 2015–2025 (a quick review)
2015 – Moraira’s market rebounds post-crisis as prices bottom (€2,400/m²). Foreign buyers dominate, especially Brits, Germans, and Dutch, driving sales and beginning a gentle upward trend.
2016 – Brexit shakes the pound but doesn’t stall foreign demand. Spain sees record-high foreign purchases. Moraira prices rise around 5%. New villa projects appear.
2017 – Costa Blanca North leads Spain in foreign demand. Prices rise again; new-builds surge (around 10% jump in Q2).
2018 – Home values climb around 4–6% year-on-year. Alicante province sees 40% foreign buyers. Golden Visa gains traction, and brings affluent foreign buyers. Infrastructure upgrades improve buyer confidence.
2019 – Moraira approaches €2,900/m². Brits rush in before Brexit deadline. New mortgage law improves buyer confidence. Record Golden Visas issued. Demand strong, inventory low.
2020 – COVID Lockdowns halt sales and rentals. Prices briefly dip 5–10%, then recover by Q4. Remote work sparks demand for villas with space. Resilience sets in.
2021 – Travel reopens, pent-up demand surges. Prices climb 5–8%. Demand for villas soars. Brit buyers decline, other Europeans rise. Digital nomad visa announced. Seller’s market.
2022 – Ukraine war and inflation push mortgage rates >3%. Locals slow, foreign cash buyers increase. Valencia real estate market seen as safe investment. Prices up 8–10%. Region hits record 30% foreign home sales.
2023 – Higher rates ease momentum. Prices still grow around 5–6%. Spain’s new housing law and regional rental rules shape sentiment. Brits outpaced by Dutch, Belgian, Scandinavian, and Eastern European buyers.
2024 – Moraira hits €4,05o/m² average house price. El Portet tops €4,300/m². New holiday rental law requires license renewals and stricter rules. Buyer diversity offsets British slowdown.
2025 – Cautious Optimism
Prices rise of around 12% year-on-year, early 2025. Spain’s Golden Visa cancelled. New buyer mix includes Eastern Europeans and North Americans. Market stays strong despite economic clouds. Forecast: +3–6% growth.
Moraira Real Estate Forecast for 2025–2028
Moraira’s prices are expected to continue rising moderately through 2028, at an estimated 4–7% annual growth. Leading agencies and franchises forecast gains of 15–25% above 2024 levels by 2028. Limited new land, ongoing renovation trends, and a steady flow of affluent lifestyle buyers all support continued price appreciation. Oversupply risk remains low. However, rising prices may push some buyers toward nearby towns like Calpe, Benissa Costa, or Javea, if they offer better value.
Buyer Demographics
British buyers to remain active but in smaller proportion (10%).
Northern Europeans (Dutch, Belgian, German, Scandinavian) to strengthen their presence.
Eastern Europeans (especially Poles) gaining ground due to rising wealth and ‘discovery’ of Spain.
North Americans may grow modestly thanks to the Digital Nomad Visa.
Russian and Gulf buyers remain minimal, unless geopolitical changes (unlikely) reopen those markets.
Spanish nationals may re-enter mid-market segments if interest rates fall.
New Construction
New builds will remain limited. Expect boutique villa and apartment projects (see new development in Camino del Campamento), mostly high-end and low-density. Redevelopment of older properties will dominate. Strict planning rules ensure controlled growth. Moraira may approach being “built out” by 2028, shifting the market toward quality resales. Infrastructure and residential and commercial real estate upgrades will continue to enhance town appeal.
Investor & Rental Outlook
Strong short-term rental demand will continue to rise, with rising off-season stays due to milder winters. Rental licensing laws will tighten by 2028, requiring owners to stay compliant. Long-term rentals could face rent caps if Moraira is ever designated a “stressed area.” Despite risks, yields remain attractive.
Financial Factors
Potential economic slowdowns in 2025 could soften demand briefly, but interest rate reductions could reignite buyer interest. Financing conditions will play a role in domestic and foreign activity, however unlike other coastal areas of Spain, a larger portion of investors in the area are cash buyers.
Regulatory Trends
The abolition of the Golden Visa and increase in purchase tax might reduce non-EU demand, but Digital Nomad visas and tax advantages (like the Valencian wealth tax repeal) should keep the region competitive. Expect future energy-efficiency standards to shape buyer preferences and renovation decisions.
Risks
Global downturns or geopolitical shocks.
Regulatory tightening on holiday rentals or non-resident ownership.
Rental oversaturation if too many owners list short-term lets.
Opportunities
Refurbishment projects for capital gain.
Growth in emerging markets (Eastern Europe, North America).
Investment in adjacent towns like Benitachell or Teulada.
Niche housing concepts: eco-villas, co-living spaces, wellness, remote work.
Moraira’s limited supply, global appeal, and strong fundamentals should drive steady growth through 2028. The town should increase its value as a high-end destination, but investors and buyers should stay alert to regulatory shifts and focus on quality, efficiency, and location.
Neighbourhoods to watch in Moraira (2025 to 2028)
El Portet is Moraira’s most prestigious enclave. A scenic bay with turquoise waters and high-end villas, it leads the town in price per m². Buyers are typically affluent, international, and 50+. Limited supply, trophy homes, and frequent luxury redevelopments keep demand high. Often seen as Moraira’s “Malibu.”
Pla del Mar enjoys a prime location next to the town centre and marina, with walkability and privacy. Villas average €4,500–€5,500/m². Historically Spanish-owned, now a mix of foreign buyers seeking proximity to shops and the beach. Renovated villas and strong rental potential make it an excellent choice.
Benimeit & Arnella Hills offer panoramic views, and modern developments. Prices have risen from €2,200/m² (2015) to over €4,000/m² (2025). Popular with mid-aged Belgian, Dutch, and other international buyers. Limited remaining plots suggest future scarcity and value growth.
Moravit & Cap Blanc are well-established coastal zones offering cliff-front villas and improving amenities and services. Prices range from €3,000 to €5,500/m². Popular for year-round living, especially with British, German, and Dutch retirees. More renovation opportunities than new build. Balanced, liquid market with stable long-term demand.
Teulada (Moraira’s parent municipality) is only 10 minutes inland from Moraira. Lower prices (€1,500–€2,500/m²), more space, and Spanish charm attract adventurous expats. Good access, authentic town vibe, and growing appeal for those priced out of Moraira proper. Luxury country estates and village town houses are gaining interest.
Are you looking to purchase a home in Moraira? What areas interest you? How do you feel about the local real estate market for the next few years?
