Buying a holiday home in Orihuela Costa?

You  will  need  a Tourist license  to rent out  apartments   you  will  need a reliable  person  too meet and  greet your guest,  even  guest  who  mislaid key  at  3 in the morning,  a person  do change  over and clean bed  clothes  and clean apartments,  

You  might get a Apartment  with a Tourist  licence  already  in place, otherwise  you need to talk  with Community  President  to see if  rental of  properties  is  permitted  on Complex 

You need to apply to local Town  Hall for a licence  and get approval  it can take 12 months  to obtain  a licence, 

Punta Prima  is a very good area got everything  on the Door step and close to  Beach ⛱ 👌 

Best of luck 👍  with your choices 👍 

Hello

 Just to clarify-----

- You apply firstly, to the Town Hall for a compatibility certificate for your property (not all town halls will grant this as they are over run with rental properties  or yours might not be considered suitable_  If that is granted, you can then apply for a Tourist Licence  from Alicante. So, if rental is important to you, you must clarify with the local Ayuntamiento (town hall) in the area where the property is located that a  short term rental agreement would be  possible

Cheers

Elinspain

Also  if you are using it for yourself and considering renting, you will need some secure lockable space to store your personal property when you are renting out. Even something as simple as erecting a shed may require permission from the ayuntamiento. 

When you’re looking at properties do make sure you visit the area in both peak and off peak times. Orihuela Costa looks completely different in August to what it looks like at the moment. Roads may seem busy now, but wait until you see the amount of traffic on the road in August. 

Also consider the temperature changes. A nice 20 minute stroll to the beach in March is so different to walking the same route in 40C in August, especially when you’re carrying your sun loungers and food and drink for the day. So look at the route from the property to the beach and make sure it’s as flat as possible.  Fortunately although the ayuntamiento aren’t very organised at providing sun beds and beach bars, they do operate a little road train  in July and August around the area. 

The areas you have listed are all fairly similar although La Florida is slightly more inland, so it’s all about visiting all those areas and getting the right vibes.

Lynn

If you buy in a Community of Owners which is most likely in Orihuela Costa, make sure the Community allows tourist rentals first.  Some Communities don't allow them.  You need permission from the Community first, before you do anything else.

First, you will need to buy a property that is able to obtain a Tourist License.  Whilst most properties in Orihuela Costa can, don't assume all properties can, a few can't.  You also need to be aware that it will likely take a year or more to go through the entire process and until you have the License it is illegal to rent out the property for tourism purposes.  Fines are huge if caught.

This is the link to official regional information on the Tourist License. 

Click link and then click FAQ in English. https://www.turisme.gva.es/opencms/opencms/turisme/es/contents/tramitacion/empresa_turistica/faq_preguntas_frecuentes_viviendas_turisticas.html

As you will have just purchased te property you will be able to use the EPC and habitation certificate supplied for the purchase in your License application.  You will also need a copy of deeds (Nota Simpla is fine, but you will need it in your name), certified copies of your NIE and passport and usually a IBI (suma) bill.

The first stage is to apply for a Certificate of Compatibility from the Town hall.  Unfortunately Orihuela Costa are the slowest in issuing these, so expect a wait of 9+ months.  You cannot apply for the License until you have that.

The License application is to the office for tourism in Alicante, all paperwork and takes roughly 4-8 weeks, depending on time of year.  Once you have your License number you buy you official plaque and your official complaints forms.

Then you need to obtain login codes for registering your guests.  The website for registering guests is changing in October '24, so by the time you receive your license it will be the webpol site not the hospederias ste currently used.

You tax is payable quarterly in Spain on your rental income.  Rate depends on where you live - EU residents pay 19% after allowable deductions but non-EU residents pay 24% on gross rental income.  Good news is that most countries (inc UK) have a tax agreement with Spain so tax already paid in Spain is taken into account when declaring the income in the UK.

You will also need to decide if you want to hand the whole rental and management over to an agency, which will obviously mean you won't have full control over who stays and when and you will pay commission to them (and if a UK resident that is not tax deductible).  Or you can manage the rentals entirely yourself using the services of a reputable keyholding business for checkins, cleans and emergency cover.

You are welcome to private message me if you would like more information.

Hi

Re walking to the beach....

In the area you mention there is a very busy dual carriageway called the N332. If you are on the inland side of this road, then there are only a limited number of places to cross - which potentially makes it a much longer walk than it looks on a map. Also, Los Altos is on a hill - so if you're at the bottom end then no problem, but it's a long way to the top at any time of year!

If the beaches are important, look for a property on the "beach side" of the N332.

btw there is a huge new development underway, beach side between Punta Prima and Playa Flamenca https://murciatoday.com/controversial-2200-home-development-on-last-stretch-of-unspoilt-orihuela-coastline-gets-official-go_ahead_2100247-a.html which may be of interest if you're not in a hurry.

Cheers

Steve

Thanks Steve

Have these works started and do you know who the developer is?

Regards

Graham

Hi Graham

Yes, the ground has been cleared again, but I can't see any foundations yet. Electricity and roads were installed at least 11 years ago! It has been controversial!

Developer appears to be Gomendio https://www.costablancapeople.com/new-houses-will-be-built-on-unspoilt-cala-mosca/b 

It's safe to say that the locals are not happy with this development, but hey ho, it's happening.

Cheers

Steve

From  local knowledge  they are  apparently  going to be  3 Storeys  high,  with  a large  Communal  green area, I  notice work starting  in September  23,  and agree with  2x  work progress  at a  snails  pace,  more less  only  tidy site up as roads have been  in years

If  you  are looking  for New  Apartment  have look at developments  on 905 beside  Carrefour,   La  Hoya,  it  working  7 days a week and making  progress