Best Areas to Buy Property on the Costa Blanca South & Costa Cálida in 2026
How Torrevieja, Orihuela Costa, Guardamar and the Mar Menor compare for British
Torrevieja, Orihuela Costa, Guardamar del Segura and the Mar Menor (Los Alcázares) are the four strongest options for buyers on Spain's southern Costa Blanca and Costa Cálida in 2026, with asking prices ranging from roughly €2,600/m² in Guardamar to over €3,200/m² in Orihuela Costa. The right choice depends more on lifestyle and budget than on any single "best" town.
Why compare these four areas specifically?
Buyers researching the Costa del Sol are used to seeing side-by-side comparisons of Marbella, Estepona, Fuengirola and Mijas. The southern Costa Blanca and neighbouring Costa Cálida deserve the same treatment: Torrevieja and Orihuela Costa are the established, high-demand core; Guardamar offers a quieter, more traditionally Spanish alternative; and Los Alcázares on the Mar Menor extends the comparison into Murcia, where prices are lower and the lagoon setting is unlike anywhere else on this coast.
How do prices compare across the four areas?
Asking prices have been rising across the board in 2026, but not at the same pace everywhere. The table below uses average asking price per square metre as the most consistent way to compare very different property types and sizes.
| Area | Avg. price/m² (2026) | Best for |
|---|---|---|
| Torrevieja | ~€2,500–2,800 | Year-round amenities, entry-level coastal apartments |
| Orihuela Costa | ~€3,300 | Golf, gated urbanisations, larger villas |
| Guardamar del Segura | ~€2,600–3,000 | Traditional Spanish town feel, pine forest and dunes |
| Los Alcázares (Mar Menor) | ~€3,000 | Warm lagoon swimming, lower entry prices, golf |
Orihuela Costa carried the highest average asking price of the group in 2026, at roughly €3,286 per square metre, up around 2.5% year-on-year. Torrevieja's municipal average sat lower at approximately €2,500–2,800 per square metre, though it varies sharply by neighbourhood — the Los Balcones-Los Altos-Punta Prima area commands noticeably more than the town centre. Guardamar has been catching up quickly, with recent asking-price data putting it in a similar band to Torrevieja rather than meaningfully cheaper, reversing the "budget option" reputation it had a few years ago. Los Alcázares, on Murcia's Mar Menor, has seen the sharpest recent growth of all four — some sources put its year-on-year rise above 20% — while still typically running 15–25% below equivalent Torrevieja or Orihuela Costa properties.
Torrevieja: the established year-round base
Torrevieja remains the anchor town of the southern Costa Blanca — a full-time functioning city rather than a seasonal resort, with a large hospital, an international community from over 120 countries, and Alicante airport 45 minutes away. It suits buyers who want services, public transport and a busy year-round social scene without paying Orihuela Costa prices.
Orihuela Costa: golf, villas and gated communities
Orihuela Costa (including Playa Flamenca, Cabo Roig and Punta Prima) commands the highest average price of the group and attracts buyers looking for golf courses, larger villas and gated urbanisations rather than town-centre apartment living.
Guardamar del Segura: pine forest and a quieter pace
Guardamar sits between Torrevieja and Santa Pola, backed by pine-forested dunes and the protected Segura river wetlands. It has historically been marketed as the "affordable" option, but 2026 asking-price data shows that gap narrowing — it now sits close to Torrevieja on a per-square-metre basis, so buyers choosing it today are doing so mainly for the quieter, more traditionally Spanish atmosphere rather than a guaranteed discount.
Los Alcázares (Mar Menor): warm lagoon waters and lower entry prices
Los Alcázares sits on Europe's largest saltwater lagoon, with water 2–5°C warmer than the open Mediterranean and shallow enough for young families. It remains 15–25% cheaper than equivalent Torrevieja, Orihuela Costa or Guardamar properties, with two-bedroom apartments still available from around €120,000–150,000, though prices here have risen faster than anywhere else on this list over the past two years.
Which area fits which type of buyer?
- First-time coastal buyers wanting services and community: Torrevieja
- Golf and larger-villa buyers with a bigger budget: Orihuela Costa
- Buyers who want an authentic Spanish town rather than a resort: Guardamar del Segura
- Buyers prioritising value and a unique lagoon lifestyle, happy to be in Murcia rather than Alicante province: Los Alcázares
Do these prices include buying costs and commission?
No — the figures above are asking prices per square metre only. On top of the purchase price, buyers should budget for transfer tax or VAT, notary and registry fees, and legal costs, which together typically add 10–13% for a resale property in the Valencian Community and Murcia. DirecSpain does not charge buyers any commission, which is a direct saving compared with agencies that build a buyer's fee into the deal.
Last updated: 21 July 2026.
Frequently asked questions
Is Guardamar del Segura still cheaper than Torrevieja?
Not by much anymore. 2026 asking-price data puts Guardamar in a similar €2,600–3,000/m² range to Torrevieja, a narrower gap than the "budget alternative" reputation it had a few years ago.
Why are Los Alcázares prices rising so fast?
Strong international demand, a limited supply of land directly on the Mar Menor lagoon, and growing interest in the wider Murcia region have driven some of the sharpest year-on-year price growth of any area on this coast.
Which area has the best golf access?
Orihuela Costa and Los Alcázares both have strong golf credentials — Orihuela Costa through its established courses in the Alicante province urbanisations, and Los Alcázares through nearby Roda Golf and La Serena Golf in Murcia.
Is Los Alcázares part of the Costa Blanca or Costa Cálida?
Los Alcázares is on the Costa Cálida, in the Murcia region, on the shore of the Mar Menor lagoon — distinct from the Costa Blanca towns of Torrevieja, Orihuela Costa and Guardamar, which sit in Alicante province.
Do I need a NIE number to buy in any of these areas?
Yes — a NIE (Número de Identidad de Extranjero) is required for any property purchase, tax filing or utility contract in Spain, regardless of which of these four areas you choose.
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