Nicolas Strebel Real Estate Investments

Luxury villas for sale in Benissa

Villas set into the slopes above the coves, with the rock of Ifach on the horizon. Here a house is only as good as the terraces it stands on.

Luxury villas for sale in Benissa, from 1.5 million euros, on Benissa Costa above the coves between Calpe and Moraira, and on the hills behind them. We visit each villa before you do and check the terraces and walls it stands on, how its pool and garden get their water, and what the plan allows around it.

8 properties for sale today, from €1,890,000 to €2,850,000, in La Fustera, Benissa Costa.

Benissa Costa, cove by cove

When buyers ask for a luxury villa in Benissa, they usually mean the coast. The old town stands inland at about 200 metres above the sea, and the municipality's four kilometres of shore, between Calpe and Moraira, are a run of small coves and cliffs with villas on the slopes above them. Around La Fustera, the busiest beach and one of the few with sand, the ground rises from the shore to a little over 110 metres, and most of the slopes face the sea, so many houses look east and south-east over open water, with the Peñón de Ifach on the horizon to the south. Higher areas such as Montemar look along the coast, while lower houses look into the coves. Further north, towards Moraira, Cala Advocat and Baladrar sit closer to the rocks, and the cove of Baladrar lies below a 30-metre cliff, sheltered from the east wind. To the south, on the Calpe border, Les Bassetes has a small harbour and a nautical club. Our pages on La Fustera and sea view villas in Benissa describe these areas one by one.

What you pay for on a slope

Much of what you pay for on Benissa Costa is a position that is hard to repeat: a plot above a cove, an open view over the sea, and distance from the houses around it. Almost all of it is on a slope. Many villas are built on terraces cut into the hillside, with the pool set into one of them and steps between the levels. That gives the view and the privacy. It also puts the weight of the house on retaining walls and drainage, which a viewing day rarely shows and which are costly to put right. We look at them first, then at how the house works day to day: the drive, the steps from the car, and the walk down to the cove, today and in twenty years. The sun matters as much as the view. On a coast that faces east, a terrace on the sea side has the morning light and the evening sun comes from the hills behind, so we look at where a second terrace sits. And along most of the shore the Paseo Ecológico, a signposted coast path, passes below some of the gardens, which is worth knowing before you choose a house beside it.

Water, planning and the coastal rules

Three local rules matter for a large villa here. The first is water. Benissa runs its own municipal water service, drawing on aquifers in Benissa, Benigembla and Benidoleig, and its water rules do not allow drinking water from the mains to be used to water gardens or fill private pools; the town hall reminded owners of this in June 2024, after two dry years. So we ask how the pool and garden of each villa are supplied today, and a private well has to be declared to the river basin authority. The second is planning, which still works from an old base: in January 2023 the town hall referred to its general plan of 1982 and to the partial plan of La Fustera, so the rules for each plot need careful reading before you plan an extension. The third is the coast. Within the protection zone, generally 100 metres from the shore, an existing house can be repaired but not enlarged, and under the Valencian coastal law of 2025 works there need prior authorisation from the Generalitat. Our Benissa Costa guide explains these rules, and our page of luxury villas on the Costa Blanca North covers the other towns.

Official information: Ajuntament de Benissa.

What we check on every luxury villa in Benissa.

  1. The retaining walls, the terraces and the drainage under the house and the pool.
  2. How the pool is filled and the garden is watered, and that any well is declared.
  3. That the pool, terraces and any extensions are legal and recorded.
  4. The roof, damp, windows and installations: what a viewing day can hide.
  5. Privacy from the coast path and from the houses above, on the terraces you will use most.

Luxury villas in Benissa for sale today

Questions we are asked

Where are the luxury villas in Benissa?
Mostly on Benissa Costa, on the slopes above the coves: around La Fustera, on higher ground such as Montemar, and closer to the rocks at Cala Advocat and Baladrar, towards Moraira. Inland, Benissa has country houses among terraces of vines and fruit trees, which is a very different daily life from the coast.
Can I extend a villa close to the coves?
It depends on where the house stands. Within the coastal protection zone, generally 100 metres from the shore, an existing house can be repaired and modernised but not enlarged, and works there need prior authorisation from the Generalitat. Further back, the town's plan for the plot decides. We read both before you make an offer, and an independent lawyer can confirm the position.
Can the home be furnished before we arrive?
Yes. Our designer prepares a furniture and decoration plan from a questionnaire, and everything is delivered and installed within 24 hours on the scheduled day.

Read before you buy

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