Punta Prima - Playa Flamenca
Punta Prima - Playa Flamenca
The northern and central coast, where apartment developments, coves, shopping areas and busy connecting roads create one of the most practical but urbanised settings.
27.929
Population
€3,062
Avg €/m²
Updated 30 Aug 2026How we source our data →
Living in Orihuela Costa
Orihuela Costa is a chain of beach settlements and residential developments south of Torrevieja, not a single compact town. Punta Prima begins the strip beside the municipal boundary, Playa Flamenca and La Zenia form its busiest central section, and Cabo Roig and Campoamor continue towards a greener, lower-density southern coast. Apartments, townhouses and detached villas sit in noticeably different settings from one area to the next.
Daily life clusters around shopping areas, local commercial streets and the coast road rather than one historic centre. La Zenia and Playa Flamenca offer the broadest concentration of shops and services; Cabo Roig has a marina and a compact restaurant strip; Campoamor and Mil Palmeras feel more residential and seasonal. The coast has primary healthcare and bus links, but no railway or tram runs along it.
The trade-off is a wide choice of beaches and home types in an established international area, in exchange for fragmented urban planning, busy roads and a lifestyle that is much easier with a car. Buyers should choose the immediate settlement carefully because walkability, beach access and year-round activity vary sharply across the strip.
The verdict
Honestly considered, both sides.
The upside is real. So is the downside. Both matter more than any brochure will admit.
The case for
Several coastal settings to choose from
The strip ranges from apartment-led centres around La Zenia and Playa Flamenca to established villa streets and greener southern developments.
Beaches and coves shape daily life
Sandy beaches, smaller coves and coastal paths are distributed along the strip, so many areas have their own route to the water.
Practical services are available locally
Shopping, primary healthcare, restaurants and everyday businesses are concentrated in several coastal hubs rather than only in inland Orihuela.
An established international community
International residents are a visible part of daily life, with multilingual businesses and services common across the main residential areas.
The case against
The coast is fragmented
Separate developments, main roads and large commercial sites interrupt the urban fabric, so moving between nearby areas can feel less direct than the map suggests.
Most households rely on a car
Bus services cover parts of the coast, but dispersed homes and services make a car the practical choice for many routine journeys.
Summer changes the pace
Beach areas, roads and restaurants become substantially busier during the main holiday season, while some pockets feel quieter outside it.
There is no coastal rail link
Rail services stop inland, and the Alicante tram does not extend to Orihuela Costa.
Editor's note
Where you might be better off elsewhere
La Zenia and Playa Flamenca suit buyers who want shops and year-round activity close at hand, Cabo Roig balances established residential streets with coves and a marina, and Campoamor feels greener and more spacious. Buyers wanting a conventional town centre may prefer Torrevieja or Guardamar del Segura, while Alicante offers rail, tram and big-city services.
Orihuela Costa on the map
Lifestyle data
Property market
€3,062
/m²
+7.8% year on year
Updated 30 Aug 2026
Access
ALICANTE AIRPORT
Alicante-Elche Miguel Hernández · ALC
0+ direct routes
Top direct
LondonManchesterDublinAmsterdamBrusselsOslo
Amenities
0
Int. schools
0
Hospitals
Orihuela Costa neighborhoods
Where to live and what to expect at each price point.
La Zenia
La Zenia
A lively hub around sandy coves and a major shopping area, with apartments, townhouses and services spread on both sides of the coast road.
Cabo Roig
Cabo Roig
An established headland of villas and low-rise homes around sheltered coves and a marina, with a separate restaurant strip along the main road.
Campoamor - Mil Palmeras
Campoamor - Mil Palmeras
The greener southern end of the strip, combining established villa avenues, apartment developments and broad beaches in a more residential setting.
Orihuela Costa FAQ
Honest answers to the questions buyers actually ask.
Is Orihuela Costa a town?+
No. It is the coastal part of Orihuela municipality and is made up of separate beaches, residential developments and commercial areas rather than one town centre.
Which part is best for shops and year-round activity?+
La Zenia and Playa Flamenca have the strongest concentration of shopping, restaurants and practical services, though the exact walking environment varies by development.
Where is quieter?+
Campoamor, Mil Palmeras and some inland villa developments generally feel more residential than the central shopping belt, but summer activity still varies street by street.
Can I live in Orihuela Costa without a car?+
It is possible in carefully chosen pockets near shops and the coast, especially around La Zenia or Playa Flamenca, but the wider strip is much easier with a car.
Does Orihuela Costa have a train or tram?+
No railway or tram runs along the coast. Buses serve parts of the strip, while rail journeys require travel away from the coastal settlements.
Is healthcare available on the coast?+
Yes. Primary healthcare is available locally, while hospital and specialist appointments require travel outside the immediate coastal settlements.
What is the coastal path like?+
It is a series of local promenades and cliffside paths rather than one uninterrupted seafront. Some sections connect neighbouring beaches, while roads and residential developments interrupt others.
What are the costs of buying property in Orihuela Costa?+
When buying property in Orihuela Costa, budget for property transfer tax (ITP) of 9% up to €1,000,000 (11% above that, applied to the full taxable value, not marginal bands) [ATV: https://atv.gva.es/va/he-comprat-un-inmoble], plus roughly 3-4% in notary, land registry and legal fees. Agency commission is usually paid by the seller. On the mainland and the Balearics, new builds pay VAT (IVA) of 10% plus AJD stamp duty instead of ITP. Transfer tax is set by Comunitat Valenciana rather than nationally, and reduced rates can apply for main homes and younger buyers.
What are the ongoing costs of owning property in Orihuela Costa?+
Annual property ownership costs in Orihuela Costa include IBI (property tax) of 0.4-1.1% of cadastral value, community fees (for apartments), rubbish collection tax (basura), utility bills, and property insurance. Budget approximately 2-4% of property value per year for all running costs. IBI is set by the town hall of Orihuela within a national band, so it is municipal rather than regional.
What taxes do I pay when selling property in Orihuela Costa?+
When selling property in Orihuela Costa, you pay capital gains tax (plusvalía) on the profit at rates of 19-26% depending on the gain amount. Non-residents have 3% of the sale price withheld at completion. You may also pay municipal capital gains tax. Main residence exemptions may apply for residents over 65. Capital gains tax is national, so it is the same in Comunitat Valenciana as anywhere in Spain. Plusvalia municipal is set by the town hall of Orihuela and has had two calculation methods since the 2021 reform, so ask your lawyer which one is cheaper for you.
Can I still get a Golden Visa by buying property in Spain?+
No. Spain withdrew the Golden Visa property investment route in April 2025, so buying in Orihuela Costa no longer leads to residency. Non-EU buyers who want to live in Spain apply for a separate permit instead, most often the non-lucrative visa (proof of income and private health insurance) or the digital nomad visa (remote work for non-Spanish clients). Ask an immigration lawyer which route fits your situation before you buy.
Transfer tax rates as of August 2026. Rates are set per autonomous community and do change. Confirm the current figures with a Spanish lawyer or tax adviser before you budget.
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