Costa Blanca
New Build in Moraira
Explore new developments and off-plan properties in Moraira.
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Market Overview
New Developments in Moraira
Moraira is a low-key, low-rise luxury enclave between Calpe and Jávea, and its new-build market reflects that exclusivity. The town has no high-rise buildings — a strict planning code limits construction to two or three storeys — so most new development consists of detached villas on generous plots. Three-bedroom villas with private pools and sea views typically start at €500,000, with premium properties in El Portet and the clifftop zones reaching €1 million or more. Boutique apartment projects near the centre are occasionally launched from around €300,000.
New-build villas in Moraira are designed for luxurious year-round living: open-plan interiors of 150–300 m², floor-to-ceiling glass walls, infinity pools with automated covers, and landscaped Mediterranean gardens with irrigation systems. Energy-efficient construction includes aerothermal underfloor heating, ceiling cooling, Schuco or Cortizo aluminium frames, and photovoltaic panels. Moraira’s Blue Flag cove beaches, Michelin-quality dining, and Wednesday street market make it a perennial favourite among discerning northern European buyers.
Villas from €500k with sea views; premium clifftop properties from €1M+
Strict low-rise planning — no high-rises, generous plot sizes, and green character
Luxury specs: Schüco frames, photovoltaic panels, infinity pools with auto covers
Exclusive market with limited supply — strong price resilience and capital growth
New Build Guide
Buying Off-Plan in Moraira
Strict two-storey height limits mean virtually all new development in Moraira consists of detached villas on generous plots. Three-bedroom villas with pools start from €500,000, with clifftop properties reaching €1 million+. Supply is structurally limited — only a handful of new projects launch each year — which drives consistent price resilience and makes Moraira one of the safest capital-preservation locations on the coast.
The Off-Plan Buying Process
- 1
Reservation & NIE
Pay a reservation fee (typically €3,000–€10,000) to take the property off the market. You will need a Spanish NIE (tax identification number) and a Spanish bank account, both of which your lawyer can arrange.
- 2
Private Purchase Contract
Within 30 days, sign the contrato privado de compraventa and pay 10% of the purchase price (minus the reservation). This contract locks in the price and your chosen customisation options. Your deposit is protected by a bank guarantee under Ley 57/68.
- 3
Stage Payments During Build
For off-plan properties, further payments of 20–30% are due at construction milestones (foundations, structure, finishes). Each payment is backed by the mandatory bank guarantee — if the developer fails to deliver, you get your money back.
- 4
Pre-Delivery Snagging Inspection
Before completion, you (or your appointed surveyor) conduct a snagging inspection of the finished property. The developer must remedy any defects before handover. A retention amount of 5–10% of the final payment is typically held back until snagging items are resolved.
- 5
Completion & Notary Signing
Sign the escritura pública (title deed) before a notary, pay the remaining balance (usually 60–70% of the purchase price), and receive your keys. The notary registers the property at the Land Registry in your name. Typical completion timeline for off-plan: 18–24 months from reservation.
New Build Costs & Taxes
| Cost Item | Rate | Note |
|---|---|---|
| IVA (VAT) | 10% | Applies to all new-build purchases nationwide — replaces the ITP (transfer tax) charged on resale properties |
| AJD (Stamp Duty) | 1.5% | Rate set by the Valencian Community regional government |
| Notary Fees | 0.5–1% | Scaled by property price; fixed by government tariff |
| Legal Fees | 1–1.5% | Independent lawyer recommended — never use the developer's lawyer |
| Land Registry | 0.5–1% | Registering the title deed in your name |
| Total Purchase Cost | ~13.5–15% | New-build total on top of the property price in Valencian Community |
What to Expect in New Construction
- Energy rating A or B — mandatory for new construction under the Código Técnico de la Edificación
- Double-glazed thermal-break aluminium windows (Cortizo, Schüco, or equivalent)
- Pre-installed ducted air conditioning with aerothermal heat-pump system
- Underfloor heating in bathrooms; LED lighting throughout all rooms
- Porcelain tile flooring with buyer-selectable finishes (kitchen, bathrooms, living areas)
- Pre-installed fibre-optic internet and electric vehicle charging pre-installation
- Secure underground parking with storage room included
- 10-year structural warranty under the LOE (Ley de Ordenación de la Edificación)
Insider Tip — Moraira
Moraira's structural supply shortage (strict low-rise planning, limited plots) means you're buying scarcity as much as a property. Prioritise plot size and orientation over interior finishes — you can always upgrade a kitchen, but you can't create a south-facing sea view. Consider resale of recent new-builds alongside off-plan options.
About Moraira
Moraira (officially Teulada-Moraira) is an exclusive, low-rise coastal village that has carefully maintained its Mediterranean charm while becoming one of the most sought-after addresses on the Costa Blanca. There are no high-rises here — local planning regulations ensure the skyline remains dominated by pine-covered hills and terracotta rooftops.
The heart of Moraira centres around a pretty harbour with a 16th-century watchtower. The harbour hosts a small fleet of fishing boats alongside pleasure craft, and the daily fish auction still takes place every afternoon.
What sets Moraira apart is its deliberate commitment to quality over quantity. The residential areas are dominated by elegant villas with private pools, many perched on hillsides with sweeping panoramic sea views.
The Basics
Things to Do
Property Types in Moraira
Frequently Asked Questions
Co-Founder & Business Consultant · Based in Torrevieja since 2018
Maya co-founded OceanHome and oversees operations across 40+ properties on the Costa Blanca. Every tip in this guide comes from years of first-hand experience helping guests from all over the world.