Property prices in Playa Flamenca in 2026
By Bennecke Real Estate ·
If you are comparing prices before buying in Playa Flamenca, you have probably already seen very different figures across property portals. At Bennecke we have been selling in this area of Orihuela Costa since 1988 and have handled more than 5,000 transactions, so we work with real closing prices, not asking prices that later get negotiated down.
Current price by property type
As of August 2026, a resale two-bedroom apartment in Playa Flamenca sits between €155,000 and €240,000, depending on distance to the beach and renovation state. Bungalows with a garden, less common here than in Villamartín, range from €220,000 to €320,000. A penthouse with solarium on the front or second line can go above €350,000.
| Property type | Average price €/m² | Total price range |
|---|---|---|
| Resale apartment, inland, 2 bed | €2,100/m² | €140,000 - €180,000 |
| Resale apartment, near beach, 2 bed | €2,500/m² | €190,000 - €240,000 |
| Bungalow with garden, 2-3 bed | €2,300/m² | €220,000 - €320,000 |
| Penthouse with solarium, front line | €3,200/m² | €280,000 - €380,000 |
These ranges are what we work with during viewings and real negotiations, not the initial listing price. In Playa Flamenca it is common for the final closing price to sit 3% to 7% below the advertised price, except for recently built properties, where there is barely any room to negotiate.
What moves the price within Playa Flamenca
Not all of the area is worth the same. These are the factors that matter most when we value a property here:
- Distance to the promenade and to Flamenca or Cala Capitán beach
- South or south-west orientation, highly sought after by Nordic and British buyers
- Whether the building has a lift, which is not always the case in older constructions in the area
- The condition of the community, especially the pool and communal areas
- Whether it includes a parking space, increasingly valued over street parking
- Proximity to the international school and to large supermarkets
Playa Flamenca compared with neighbouring areas
Compared to La Zenia, Playa Flamenca usually runs 8% to 15% lower in price per square metre, although it offers a very similar street atmosphere. Compared to Cabo Roig, the gap is larger, between 15% and 20%, because Cabo Roig has the added draw of the marina. Villamartín, more residential and without beachfront, generally keeps prices somewhat lower than Playa Flamenca overall.
Price trend in recent years
Since 2021, prices in Playa Flamenca have risen between 5% and 8% a year, somewhat below the rise in La Zenia, which makes it an interesting option for those seeking a similar atmosphere while paying slightly less. For 2026 we expect more moderate growth, between 2% and 4%, in line with the general slowdown we are seeing across Orihuela Costa due to limited new-build stock.
Costs to add to the purchase price
The advertised price is never the final cost for a non-resident buyer. You need to add between 10% and 13% extra:
- ITP at 10% on resale properties in the Valencian Community
- Notary and registry fees, between €1,000 and €1,800 depending on the price
- Gestoría fees, between €300 and €600
- Independent lawyer, recommended, between €1,000 and €1,500
If the property is new-build, VAT applies at 10% instead of ITP, plus Stamp Duty (AJD) at 1.5% in the Valencian Community.
Our recommendation based on your budget
With a budget of €160,000 to €200,000, you will currently find good options on the inner streets of Playa Flamenca, 5-10 minutes' walk from the beach, at more moderate prices than on the front line. If your goal is holiday rental returns, it is worth paying a bit more for proximity to the promenade, as occupancy in that strip is noticeably higher throughout the year.
At Bennecke we can show you what is genuinely available in Playa Flamenca this week, with updated prices and comparisons with nearby areas. Email info@bennecke.com or call +34 965 714 362.
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