Housing in Alicante: rent or buy

The rental market in Alicante: what to know before you move

Choosing a neighbourhood in Alicante is a decision that sets the rhythm of daily life: how quickly you can reach the sea, whether you need a car, how easy it is to connect with the Russian-speaking community, and what you’ll pay each month. Housing prices in Alicante in 2026 continue to rise — the market is struggling to keep up with demand, which surged sharply after 2022. The city has welcomed several thousand new residents from Russia, Ukraine, and Belarus, and competition for quality properties has become noticeably fiercer even compared to 2023–2024.

---

How much it costs to rent an apartment in Alicante in 2026

Start with your own community. The SVOY Market features listings from owners and verified partners, with no agent commission; SVOY HOME will find options to match your budget and neighbourhood and verify the property before the deal.

Alicante’s rental market is uneven. Price variation depends not only on square footage but also on the neighborhood, proximity to the sea, and the condition of the building.

Benchmarks by property type:

• One-bedroom apartment in the city centre (Ensanche/Centro) — €700–950/month
• One-bedroom by the sea (Playa de San Juan) — €900–1,300/month
• Two-bedroom apartment in residential neighbourhoods — 800–1,100 €/month
• Villa or townhouse in Cabo de las Huertas — from 1,600–2,500 €/month and up

When signing the lease, you will most likely be asked for 2 months — though that is already above the legal deposit limit.

What the law says (worth knowing before any viewings). Under the LAU and housing law Ley 12/2023:

• fianza (statutory deposit) for residential rentals — 1 month. No more than this may be required under law.
• Additional guarantees (garantías adicionales — increased deposit, bank guarantee, aval) are capped at 2 months’ rent. The legal maximum due at move-in is therefore 3 monthly payments in total (1 fianza + 2 guarantees), plus the first month’s rent itself.
• The agency fee is paid by the landlord, not the tenant. Since May 2023, passing the honorarios de agencia on to the renter is illegal. If you are being charged ’one month to the agent’ — that is a direct violation, not market practice.

In practice, demands above the legal limit still occur, especially towards foreigners without a Spanish income. That is no reason to agree in silence: any condition that contradicts the law is unenforceable.

Main search platforms: Idealista and Fotocasa — the standard choice for long-term rentals. Russian-language Telegram groups for Alicante are also highly active — listings sometimes appear there before hitting the aggregators, and you can negotiate directly with the owner.

Landlords increasingly require a Spanish NIE and official proof of income — a bank statement, contract, or employer’s letter. Without these documents, securing housing in a decent building is extremely difficult.

---

Alicante neighbourhoods: where to live and who each area suits

Comparing neighborhoods for long-term rental

Playa de San Juan

This is the top choice for families looking to rent an apartment in Alicante long-term. A long, well-kept beach, chain supermarkets, playgrounds, and a Russian-speaking community with an established infrastructure — people have been living here since the 2000s. New buildings with parking and air conditioning are standard. Rents are above the city average, but the quality of life justifies the difference.

Insider tip: during high season (July–August) many apartments shift to short-term tourist rentals, and long-term options temporarily disappear from the market. The best time to look for housing here is October–January.

Ensanche / Centro

A dense city centre with good transport links, the Mercado Central, and plenty of cafés. Ideal for those who do not want to depend on a car. Many apartments are in older buildings, which means no lift, narrow rooms, and noisy streets. Before signing a lease, it is worth checking the plumbing, insulation, and air conditioning in person: in this segment you can come across properties priced well above their actual condition.

Cabo de las Huertas

A quiet, upscale neighbourhood between the centre and San Juan. Villas, townhouses, and rocky coastline — not a beach area in the traditional sense, but full of character. It attracts those who value calm and privacy and are willing to pay accordingly. Public transport is limited here; a car is essential.

Benalúa

A workaday residential district wedged between the city centre and the railway station. No tourist atmosphere — but consistently cheaper and quieter. A good fit for those keeping costs down who don’t need the sea on their doorstep. A solid choice for long-term budget rentals.

---

Renting a flat in Alicante without a residence permit or local bank account

The short answer: you can. The law does not require a residence permit to rent — landlords look at your financial reliability, not your immigration status. Applications are turned down not because of your passport, but because of the absence of verifiable income in Spain.

What they’ll actually ask instead of a residence permit:

• NIE or passport — a passport is sufficient for the contract, but having a NIE makes conversations much smoother;
• proof of income — employment contract, bank statement, tax return. Foreigners without a Spanish nómina are usually offered alternatives: advance payment of several months’ rent, an aval bancario (bank guarantee), or a seguro de impago (non-payment insurance) arranged by the landlord;
• references from a previous landlord — not required, but helpful.

About money without a local account. Landlords prefer domiciliación — SEPA direct debit — which requires an account in the SEPA zone (not necessarily a Spanish one). Paying by regular transfer is not prohibited by law; it is a matter of agreement. A non-resident account in Spain can be opened with a foreign passport and a certificado de no residencia — no residence permit required.

Three things every tenant must know:

• fianza — the statutory deposit is 1 month for residential rentals. Additional guarantees are possible, but capped at 2 months on top;
• the agency commission is paid by the landlord — since May 2023 (Ley 12/2023). If it is being charged to you, that is illegal, not ’local practice’;
• a long-term lease typically runs 5 years with the tenant’s right to leave early — not a ’one year and goodbye’ arrangement.

Listings and property search — at SVOY Home Alicante: browse there, read the city guide here.

Buying an apartment in Alicante as a Russian citizen: what you actually need

Alicante and the Costa Blanca — a market where foreigners complete the most transactions and encounter the most legality issues: extensions and swimming pools are frequently unregistered.

No restrictions. Spain places no nationality-based limits on property purchases: a Russian citizen can buy an apartment without holding a residence permit. You need a NIE and funds the bank will accept. There is, however, one constraint that rarely gets covered in Russian-language sources — and it changes everything.

€100,000 limit (EU sanctions). Article 5b of EU Regulation 833/2014 prohibits European banks from accepting deposits exceeding €100,000 in total at a single bank from Russian citizens or persons residing in Russia. Exceptions apply to those holding a residence permit from an EU, EEA, or Swiss country (or citizenship of one of those countries). Holders of a long-term D visa are considered lawful residents upon registration.

What this means in practice: without a residence permit, paying for an apartment through a Spanish bank account is simply not possible — the funds will be rejected. For a buyer from Russia, the order is therefore the reverse of what you might expect: first obtain legal status, then complete the transaction. Once you have a Spanish residence permit, the limit no longer applies to you.

Source of funds. The bank and notary will ask where the money comes from, and this is no formality: the paper trail must be transparent and fully documented. How to bring money into Spain today is covered separately, in the section on banking and transfers in Alicante.

**Who you need at the transaction. A notary is required by law; a lawyer is not. But it is the lawyer who — before the deposit — checks the nota simple, IBI and comunidad debts, the legality of the floor plan, and the refundability of the deposit in the contrato de arras. Details and fees are in the section on lawyers in Alicante.

Property purchase taxes in Spain: what the buyer pays in Alicante

The most common budget mistake is counting only the property price. Budget an additional 10–13% on top of it.

Resale property — ITP (property transfer tax), which is set at the regional level. In the Comunidad Valenciana — 9% — the rate was reduced from 10% for transactions from 1 June 2026 (Ley 5/2025); for properties above €1 million — 11%.

New-build — instead of ITP, VAT (IVA) of 10% plus AJD (stamp duty, around 1–1.5% depending on the region) applies.

What the buyer also calculates:

• notary — €600–1,200 depending on the transaction value;
• registration with the Registro de la Propiedad — €400–800;
• **gestoría fee — €300–600 if they handle the paperwork for you;
• property valuation for a mortgage — €300–600.

What the buyer does NOT pay:

• plusvalía municipal (land value increment tax) is legally paid by the seller. If you are asked to take it on — that is a negotiating concession, not your obligation;
• the agency commission on a rental — it is paid by the landlord (Ley 12/2023).

The trap that costs 3% of the purchase price. If the seller is a non-resident of Spain, the buyer is required to withhold 3% of the price and remit it directly to Hacienda (modelo 211). Fail to withhold it — and that 3% will be claimed from you, not the seller.

Spain’s Golden Visa for property investment: the programme no longer exists

The question is live, but the answer is short: the golden visa in Spain no longer exists. The programme was abolished by law LO 1/2025, with the final applications accepted on 3 April 2025. Purchasing property — at any amount, including the former €500,000 threshold — does not entitle you to a residence permit.

• **Previously issued permits remain valid and are renewed under the old rules.
• Anyone offering you a ’residence permit for property in Spain’ today is selling a service that no longer exists. This is a simple way to tell a consultant from a salesperson.

On the ’foreigner 100% tax’ — there is no need to panic either. In January 2025 the government announced a 100% tax on property purchases by non-residents from non-EU countries; in May 2025 it submitted a bill — but Congress never actually debated it, and the measure quietly disappeared from the January 2026 housing package. As of July 2026 this is not a law but a proposal. There is no reason to factor the ’100% tax’ headlines into your transaction planning — but it would be premature to consider the matter closed for good.

What works instead of the golden visa: the no lucrativa visa (for the financially independent — verified passive income and health insurance, no right to work in Spain) and the digital nomad visa (income from €2,849/month, remote work for a foreign employer). Requirements, amounts, and document lists for each category are at Residence Permit in Spain and Residence Permit Without the Right to Work.

Common mistakes

1. Renting remotely based on photos. Alicante is a city where Idealista listings are often shot with wide-angle lenses: the apartment looks larger than it really is. For your first place, book 1–2 months through Airbnb or Booking and search for a long-term option once you arrive.

2. Paying an agency fee and a deposit above the legal limit. Under Ley 12/2023, agency fees are paid by the landlord; the legal deposit is 1 month’s rent, with additional guarantees capped at 2 months. On a €1,000/month rental, budget realistically €2,000–4,000 for move-in (first month + deposit, plus guarantees if required), and push back on anything beyond that by citing the law.

3. Trying to rent without an NIE. Most reputable landlords and agencies refuse applicants without a foreigner identification number. Obtain your NIE before actively searching, not at the same time.

4. Choosing Zona del Puerto or Carolinas Bajas for a lower price. Saving 150–200 €/month does not make up for the discomfort of night-time noise or an unsettling neighbourhood, especially with children.

5. Ignoring market seasonality. In summer, some landlords switch their apartments to short-term tourist rentals. A long-term lease signed in winter is considerably more reliable and affordable than searching at the height of the season.

6. Not reading the rental agreement before signing. The standard Spanish contrato de arrendamiento is written in Spanish. Clauses on termination, utility payments, and liability for repairs can vary significantly from contract to contract. A translation or consultation with a local lawyer costs 50–100 € and saves considerably more.

---

Practical takeaway

Playa de San Juan is the obvious choice for families with children and those who want to quickly settle into a Russian-speaking community. Ensanche/Centro suits singles and couples who need to get around without a car. Benalúa is for those on a tight budget. Cabo de las Huertas is for well-heeled renters who want peace and privacy.

Renting in Alicante in 2026 is a landlord’s market, not a tenant’s. Good listings are gone in 1–3 days. Showing up with documents ready, your NIE, and proof of income is not bureaucracy — it is a competitive advantage.