Costa Blanca North vs South – Choosing between the North and South of the Costa Blanca is the most important decision you will make in your Spanish property journey. While both regions share the world-famous Mediterranean climate, they offer vastly different landscapes and investment opportunities. In this guide, we break down the key differences to help you find your perfect home in the current market.
1. Landscape: Lush Greenery vs. Golden Horizons
Costa Blanca North vs South – The visual contrast between the two zones is immediate and striking.
- The North (Denia to Altea): Often called the “Green Costa Blanca,” this region is defined by dramatic cliffs, mountainous backdrops, and lush pine forests. It is perfect for those who want a “boutique” feel and scenic hiking trails like the Sierra Bernia.
- The South (Alicante to Pilar de la Horadada): This area is flatter, characterized by expansive sandy beaches and the famous salt lakes of Torrevieja. The open horizons and wide-reaching promenades make it ideal for easy walking and a classic beach-resort lifestyle.
2. Property Prices: Luxury Choice vs. Maximum Value
In the current real estate cycle, pricing remains a major differentiator:
- The North is the premium choice. Towns like Moraira and Javea have limited building land due to their mountainous geography. This scarcity keeps prices higher, typically attracting luxury buyers looking for privacy and high-end architecture.
- The South is the champion of “Value for Money.” Because the land is flatter, there has been more development of modern residential complexes. You can often find a three-bedroom villa here for the price of a small apartment in the North, making it the top pick for families and first-time investors.
3. Infrastructure and Ease of Travel
- The South enjoys incredible proximity to Alicante-Elche Airport (ALC). Many properties are just a 20-30 minute drive away, making it the perfect “lock-up-and-go” destination for weekend flyers.
- The North requires a longer commute (usually 60-90 minutes). However, many buyers feel the extra travel time is worth it for the exclusivity and quieter, more traditional Spanish atmosphere found in the northern villages.
4. Investment Strategy: ROI vs. Capital Growth
Costa Blanca North vs South – Savvy investors view these regions through two different lenses:
- High Rental Yields (South): The massive international tourism in the South ensures a high volume of short-term tenants. If your goal is consistent monthly cash flow, the South is traditionally the winner.
- Capital Appreciation (North): Due to the limited supply of new homes, property values in the North tend to be more resilient. It is a “Wealth Preservation” play for long-term investors.
At a Glance: North vs. South Comparison Table
| Feature | Costa Blanca North | Costa Blanca South |
| Scenery | Mountains & Coves | Salt Lakes & Long Beaches |
| Typical Property | Luxury Hillside Villas | Modern Complexes/Townhouses |
| Vibe | Traditional & Upmarket | Vibrant & International |
| Price per m² | Higher / Premium | Affordable / Moderate |
| Accessibility | 1 Hour+ from Airport | 20-40 Mins from Airport |
Costa Blanca North vs South: Making Your Choice
So, which side of the coast is right for you? If you crave rugged nature, sophisticated dining, and a quiet retreat, the North is calling. If you want a lively international community, modern amenities, and the best property value for your budget, the South is your destination.
Official Resources & Legal Verification
To ensure your sale complies with the latest Spanish regulations, we recommend consulting these official government resources:
- Agencia Tributaria (Spanish Tax Agency): The primary source for calculating Capital Gains Tax and understanding the 3% retention for non-residents.
- Registradores de España (Land Registry): Use this portal to request an official Nota Simple to verify your property’s current legal status before listing.
- Sede Electrónica del Catastro: Access the national database to verify your property’s cadastral value and boundaries, which are essential for the Plusvalía tax calculation.
- General Council of Notaries: Find a registered Notary in the Alicante province and learn about the legal requirements for the Escritura (Title Deed) signing.
Costa Blanca North vs South – Ready to see the difference for yourself?
- Browse Current Listings: Explore properties across the Costa Blanca
- Use the Map: Pinpoint your favorite area on our Property Map
- Speak to an Expert: Contact the Brokla team for a consultation
Costa Blanca North vs South by Brokla Realty
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