Property Purchase in Orihuela

Orihuela (Oriola in Valencian) is an old inland city in the Vega Baja, but its municipality also stretches to the coast: Orihuela Costa, with urbanisations such as La Zenia, Playa Flamenca, Cabo Roig, Villamartín and Campoamor, is where most foreign buyers look. Apartments, bungalows and villas on golf and beach urbanisations make up most of the market, with townhouses and country houses inland. The legal path is the usual one for property purchase in Spain. The page is for general information and gives no legal advice.

How it usually works in Orihuela

Wherever the home lies, the town hall is that of Orihuela, so licences, the IBI and planning questions all go to the same council. The buyer obtains an NIE, signs a reservation and an arras contract, and the lawyer checks the nota simple, the cadastre, the community and the local taxes. The deed is signed before a notary and a resale home pays the Valencian property transfer tax, a regional tax.

What to watch for in Orihuela

• Works without a licence. Enclosed terraces, roof solariums turned into rooms and private pools are frequent on the coastal urbanisations. If they are not in the deed or have no licence, they can block a later sale or a mortgage.
• Golf and beach urbanisations. Shared gardens, pools and security cost money. The community's accounts, rules and any dispute with the developer are checked.
• Country houses inland. Homes in the farmland around the old city sit on rural land, where building is limited and older extensions may not be legal.
• Two addresses. An urbanisation name is not always the official address. The lawyer matches the home to the right registry and cadastre entries.

How an English-speaking lawyer helps

The lawyer is the buyer's own adviser, separate from the agent and the developer, and explains each paper in English. A buyer who has gone home can complete under a power of attorney. Those settling on the coast for good often also need residence papers; see the EU registration certificate. Lawyers with an office on the coast are listed under Orihuela Costa, and all who serve the municipality under Orihuela.

Questions and answers

Is Orihuela Costa part of Orihuela?

Yes. It is the coastal part of the same municipality, so licences and local taxes come from Orihuela town hall.

Can I buy a villa with an unlicensed pool on Orihuela Costa?

It happens often. Whether the pool can be legalised, and who bears the cost, is worth settling in the contract before paying.

Do I pay the same tax buying in Orihuela as in Torrevieja?

Yes for the regional transfer tax, which is Valencian in both. Local taxes such as the IBI depend on each town hall.