Buying a property on the Costa Blanca often starts with a single criterion: proximity to the beach. In practice, however, this is one of the most simplistic parameters, which, considered without context, can lead to a poor purchase decision.
From the point of view of the real estate market and actual use, a seaside location influences a much wider range of factors: seasonality, rental structure, maintenance costs, level of infrastructure and stability of property value over time.
Proximity to the beach and the real value of the property
On the Costa Blanca, there's a clear correlation between distance from the coastline and property price. In many locations, price differences between first- and second-line properties range from 15% to as much as 40%, depending on the standard and sea view.
At the same time, it is worth noting that:
- the highest prices do not always mean the highest functionality,
- properties right on the beach are more susceptible to seasonality,
- maintenance costs (communities, maintenance, impact of moisture and salt) are sometimes higher than in the second line of buildings.
From an investment perspective, this means one thing: a beachfront location increases the attractiveness of the offer, but does not always optimize its long-term effectiveness.
Seasonality and lease structure
The Costa Blanca is a market heavily dependent on tourism, particularly in locations like Benidorm and central Alicante. During the peak season (June–September), short-term rental occupancy rates reach 80–95%, while in the winter months, this can drop to as low as 50%, depending on the location.
It is therefore crucial to distinguish:
- year-round locations – with active infrastructure and stable demand,
- seasonal locations – generating high revenues in summer, but requiring a strategy for the winter period.
It is this division that in practice determines the profitability of the property, not the distance from the beach itself.
Playa de San Juan – a year-round location model
Playa de San Juan is one of the most stable housing markets in the Alicante region. It's a location dominated by year-round residents, with infrastructure that operates regardless of the tourist season.
Key features:
- direct tram connection to the center of Alicante,
- a developed network of services: schools, shops, medical facilities,
- modern development (urbanizations with swimming pools, garages and common areas),
- stable demand for both long-term rentals and sales.
From an investor's perspective, this means lower seasonality and greater income predictability.
From the user's point of view – a real possibility of living all year round.
Playa del Postiguet – an urban location with high liquidity
Playa del Postiguet is a market with completely different characteristics: strongly urban, dynamic and very fluid.
Key features:
- central location in Alicante,
- immediate access to city and administrative infrastructure,
- high tenant turnover and great interest in short-term rentals,
- limited availability of new investments (which affects prices).
Simultaneously:
- high intensity of tourist traffic during the season,
- higher building density,
- less privacy than in the outlying districts.
This location is perfect for active professionals or rental investors, but requires acceptance of the city's character.
Playa de Levante – a market with high investment intensity
Benidorm, and especially Playa de Levante, is one of the busiest short-term rental markets in Spain.
Characteristic:
- very high occupancy during the season,
- strong presence of international tourism,
- a large number of investment apartments,
- developed entertainment and service infrastructure.
From an investor's perspective:
- high revenue potential,
- but at the same time greater volatility and competition.
From a user perspective:
- dynamic, intense environment,
- which does not suit every lifestyle.
Conclusion – How to Really Choose a Beachside Location
Analyzing the Costa Blanca market, it can be clearly indicated that distance from the beach should not be the main criterion for purchasing a property.
Of much greater importance are:
- operation of the location outside the season,
- lease structure (short-term vs long-term),
- access to infrastructure and transport,
- profile of residents and users,
- property maintenance and management costs.
The best purchasing decisions come not from the attractiveness of the view, but from understanding how a given location works in practice year-round, not just during the season.
And this is precisely the basis of our approach to working with clients: we analyze not only the offer but also the context in which the property will function. This ensures that the choice is not haphazard, but conscious and tailored to real needs.
