What notary data reveals about real sale prices in Orihuela Costa

Many non-resident owners set their sale price in Orihuela Costa based on what they see listed on portals such as Rightmove, Idealista or Fotocasa. The problem is that the asking price and the price eventually signed at the notary are two different figures, and the gap between them can reach 10–18% depending on the zone and the type of property. Working from the wrong number leads to unmet expectations, uncomfortable negotiations and a miscalculation of the capital gain that will need to be declared on form 210.

Asking price versus signed price: the real gap

The figures published by the Consejo General del Notariado (Spain's General Council of Notaries) in its quarterly statistics reflect the price the buyer actually paid, as recorded in the public deed (escritura pública). They exclude verbal discounts, costs absorbed by the seller and adjustments negotiated in the final stages of the process. That is why they diverge from what appears on property portals.

Based on transaction records in Orihuela Costa over the past 24 months, the discount between the initial asking price and the final notary price ranges from 8% to 16% for two-bedroom apartments, and from 6% to 12% for detached villas and semi-detached houses. Properties in poor condition or with problematic residents' associations tend to be negotiated towards the top of that range.

Zone-by-zone reference data: signed prices in 2024–2025

The table below shows the signed price ranges per square metre recorded in transactions we have closed in Orihuela Costa. These are internal data from our portfolio combined with available notarial statistics. They are reference ranges to guide decision-making, not definitive official figures.

La Zenia and Zeniamar

La Zenia attracts the highest volume of overseas buyers in the area, particularly British, German and Belgian nationals. Its proximity to La Zenia Boulevard shopping centre and the beach commands a price premium over other zones. Two-bedroom apartments on the first and second sea lines have been signed at between 2,100 and 2,600 €/m² over the past 18 months. Zeniamar, roughly 2 km from the sea, records signed prices of between 1,600 and 1,950 €/m² for the same type of property.

Cabo Roig and Playa Flamenca

Cabo Roig retains the prestige of its established residential estate. Villas on the first sea line or with direct sea access have been signed at above 3,200 €/m². Apartments in the Cabo Roig core sit between 1,900 and 2,400 €/m². Playa Flamenca, which has more of a family-holiday character, records apartment signed prices of between 1,700 and 2,100 €/m², with greater variation depending on the age of the building.

Punta Prima and Villamartín

Punta Prima presents a split market: first-line premium apartments signed at between 2,200 and 2,800 €/m², and inland developments that close at between 1,500 and 1,900 €/m². Villamartín, the furthest inland of the zones analysed, shows the most contained signed prices: 1,200 to 1,700 €/m² for apartments and 1,100 to 1,600 €/m² for villas, with wider variation depending on the condition of the property.

Why portals overvalue properties

The gap between portal prices and signed prices is not random. It arises from specific, recurring factors:

• Sellers add an implicit negotiation margin of 5–10% on top of the price they would actually accept.
• Properties listed for more than 12 months rarely reduce their price even when the market has moved downward.
• Portals include properties that never sell, pushing average prices upward.
• The sharp price rises between 2021 and 2023 left listings that have not been updated and still appear as benchmarks today.
• Some sellers fail to account for agent fees they will bear, generating an additional gap at closing.
• Features buyers discover at viewing — north-facing orientation, road noise, residents' association issues — produce discounts that never appear in the listing.

Negotiation and its role in the final gap

The gap between asking price and signed price does not arise solely from sellers setting high prices. The negotiation process itself plays an active role. International buyers operating in Orihuela Costa arrive with price references from their own markets and apply discounts they consider standard before making any offer. In practice, many sellers reject proposals that fall within the real signed-price range because they compare them against their asking price rather than the actual market.

Time on the market amplifies this dynamic. A property listed at the same price for 14 months signals to buyers that there is room to negotiate, and offers tend to come in 5–8 percentage points lower than those received by a freshly listed property at market price. The net result is that sellers who price at market level from day one achieve better closing terms than those who start high and reduce progressively.

What this means for the non-resident seller

Knowing the real signed price has three direct practical implications for anyone selling from abroad:

Accurate tax calculation. The base used for form 210 and the 3% retention (retención del 3%) that the buyer pays to the Spanish tax authority is the signed price, not the asking price. Overestimating the expected sale price leads to a flawed calculation of the non-resident income tax liability, sometimes producing unwelcome surprises when the final settlement arrives.

A genuine negotiation margin. Publishing at the expected signed price with no margin leaves the seller with nothing to give during negotiation. In our experience, spending 17 or more months on the market only to cut the price by 15% damages the property's perception and creates distrust among potential buyers.

A predictable selling timeline. Properties listed within the signed-price range for their zone sell in an average of 4–7 months. Those priced above that range typically spend more than 14 months on the market and, when they do sell, do so at discounts that could have been avoided from day one.

How to read the reference table

To use the price ranges without misreading them, bear the following in mind:

• The €/m² figure is based on the total built area (superficie construida) as recorded in the deed, not the usable floor area. For apartments, the difference between built and usable area is typically 15–20%.
• If a parking space is conveyed under a separate deed, its price is not included in the €/m² figure for the property.
• The values apply to properties in normal condition. A full refurbishment adds between 100 and 250 €/m² depending on the quality of the finishes.
• The 2024–2025 data reflects an active market with sustained demand from European buyers. The figures are not applicable to inland areas of the province.
• Wide ranges in zones such as Punta Prima or Villamartín reflect greater product heterogeneity, not a lack of data.

We have been operating in Orihuela Costa since 1988 and have handled more than 5,000 transactions in the area. If you would like to know the signed prices achieved for properties similar to yours in your specific development over the past 12 months, call us on +34 965 714 362 or write to us at info@bennecke.com. We will give you a real, notary-based price reference before you decide to list.