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Buying property in Costa Blanca South can be an exciting step - sunshine, beaches, golf courses, and a relaxed lifestyle. But for many foreign buyers, the process is very different from what they’re used to back home. Small misunderstandings can turn into expensive mistakes.
Here are the most common mistakes buyers make in Costa Blanca South and - more importantly - how to avoid them.
1. Choosing the Area Before Understanding the Lifestyle
Costa Blanca South offers very different environments within a short distance. Areas like Torrevieja are lively and busy year-round, while Guardamar del Segura is quieter and more nature-focused. Orihuela Costa attracts golf lovers and holiday-home buyers.
How to avoid it:
Spend time in different areas at different times of year. A winter visit can feel very different from August. Think about whether you want year-round life, seasonal energy, or peace and quiet.
2. Focusing Only on the Purchase Price
Many buyers fall in love with a property and forget about additional costs. In Costa Blanca South, taxes, notary fees, legal costs, and registry fees can add 10–14% to the purchase price.
How to avoid it:
Ask for a full cost breakdown before making an offer. Budget properly so there are no surprises at completion.
3. Not Using an Independent Lawyer
Some buyers rely solely on the seller’s agent or developer, assuming everything will be handled correctly. This can be risky - especially with new builds or resale properties with unresolved issues.
How to avoid it:
Always use an independent Spanish property lawyer who represents only you. They will check ownership, debts, planning permissions and community rules.
4. Buying a New Build Without Checking Guarantees
New developments are popular in Costa Blanca South, but buyers sometimes assume everything is automatically protected.
How to avoid it:
Make sure:
- All stage payments are covered by bank guarantees
- Building licences are in place
- The completion date is realistic and written into the contract
Never rely on verbal promises.
5. Underestimating Community Fees
Many properties belong to a comunidad de propietarios (community of owners). Fees vary widely depending on pools, lifts, gardens, and security.
How to avoid it:
Ask for the exact annual community fees and check what they cover. Also ask if there are any planned extraordinary payments.
6. Not Understanding Rental Rules
Buyers often plan to rent out their property - either short-term or long-term - without checking local regulations.
How to avoid it:
Before buying, confirm:
- If tourist rentals are allowed in the community
- Whether you need a tourist licence
- Local restrictions that may affect holiday lets
This is especially important in popular areas like Orihuela Costa and Torrevieja.
7. Rushing the Decision Because of Emotion or Timing
Costa Blanca South is a lifestyle-driven market. Sun, sea views, and holiday vibes can make a property feel “perfect” on first viewing. Some buyers rush because they’re excited, visiting for a short time, or worried they won’t find something similar again.
How to avoid it:
Take a step back and look beyond the emotion. Revisit the property, compare it with alternatives, and double-check practical details like location, community costs, rental potential, and long-term suitability. A good purchase should still make sense once the excitement wears off.
8. Ignoring Orientation, Sun & Noise
Two properties in the same building can feel completely different depending on orientation, road noise or nearby bars.
How to avoid it:
Check:
- Sun exposure (south-facing is often preferred)
- Road and nightlife noise
- Parking availability
Visit the property at different times of day if possible.
How We Help Buyers Avoid These Mistakes
At Your New Home Spain, our approach is simple: clear advice, local knowledge and zero pressure.
Because we’re based here and work daily across Costa Blanca, we help buyers:
- Understand which areas truly match their lifestyle goals
- Compare properties objectively - not just emotionally
- Get full clarity on costs, legal checks and community rules
- Take the time they need to make the right decision, not the fastest one
Buying property in Spain should feel exciting - but also confident and well-informed.
Final Thoughts
Most mistakes buyers make in Costa Blanca South are completely avoidable with the right guidance and a calm, informed approach. Taking the time to understand the process, the area, and the true costs can make the difference between a stressful purchase and a great long-term investment.
If you’re considering buying in Costa Blanca South and want honest, local guidance from start to finish, here at Your New Home Spain, we are always happy to help.
