Buying property in Moraira: areas, rules and water

Buying property in Moraira: how it relates to Teulada, the main areas, the summer building stop, the water supply and where to see real sale prices.

What you will learn

How Moraira and Teulada share one town hall and one set of rules
The main residential areas and what to check in each
The summer building stop, water supply and holiday-let rules

Buying property in Moraira usually means buying a villa on its own plot, in one of the residential areas on the hills around the harbour. Moraira is not a separate municipality. It is the coastal part of Teulada-Moraira, which had 12,912 registered residents on 1 January 2025, according to INE, the Spanish statistics office. One town hall sets the planning rules, the building calendar and the local taxes for both places, so the checks below apply whether the house is by the sea or inland.

Teulada and Moraira: one town hall

Teulada is the older town, inland. Moraira grew on the coast around the harbour, and most of the villa areas lie between the two. The general plan that governs building in the whole municipality was approved on 21 December 2004 and has been amended many times since. The rules for a given plot are therefore those of the plan as amended, read for that plot, and the town hall can confirm them in writing before you commit.

Buying property in Moraira: the areas

The best-known position is El Portet, a cove of sand and rock at the far end of the town, sheltered by the Cap d'Or headland, as the regional tourism board describes it. Pla del Mar sits close to the centre of Moraira. Moravit and Cap Blanc run along the coast, and Pinar del Advocat and Cometa lie towards Benissa. Other residential areas named in the town hall's own emergency plan include Benimeit, Tabaira, Paitxi, La Sabatera, Castellons, Benimarco and Fanadix.

Most homes for sale in these areas are villas on their own plots: houses from the 1970s and 1980s on generous land next to recent builds with large windows. The same street can hold a house ready to live in and one priced for the work it needs. The area shapes daily life more than the house does: the walk to the harbour, the slope of the road, the sun in winter. Near the boundary with Benissa, check which municipality the plot is actually in, because that decides the planning rules, the local taxes and the water supplier.

Building and renovation rules

Teulada-Moraira stops most building work in summer. Under the town's building ordinance, as quoted in the town hall's form for minor works, materials and rubble must be cleared from work areas from 1 July to 15 September. In the centre of Moraira and in Pla del Mar, only quiet finishing and maintenance work is allowed from 1 to 14 July, between 9:30 and 14:30, and no work at all from 15 July to 31 August. In the other residential areas, quiet finishing work is allowed from 15 to 31 July and no work at all in August. A renovation planned for spring can easily run into this window, so the calendar belongs in the plan from the start.

Licences take time everywhere on this coast. On 1 September 2025 the town hall announced the introduction of ECUVs, private entities registered with the Generalitat that check that a project's documentation meets the planning and technical requirements, so that the town hall can grant the licence sooner. The town hall still grants the licence. The check helps a project that complies with the rules and does nothing for one that does not. Our overview of building permits explains the different licences.

Water, local taxes and holiday lets

Water is the local question to ask first. Teulada-Moraira shares the Consorcio de Aguas Teulada-Benitatxell with its neighbour, and the supply is run by the concession company Hidraqua. In June 2024 the town hall warned that sea water was entering the aquifers after two dry years. In August 2024 it set up distribution points for drinking water, and on 13 September 2024 the public health authority declared the tap water fit to drink again. The consortium has since approved new wells and desalination works, and in September 2025 the town hall started replacing supply pipes in several areas. Before buying, confirm that the house is on the mains, and think about what a large garden and a pool will need in a dry summer.

Property tax (IBI) and the other local taxes are collected by SUMA, the tax agency of the Diputación de Alicante. Holiday letting is regulated by the Generalitat: a whole home let for up to 10 consecutive days to the same guests is a tourist dwelling, which needs registration and a favourable municipal planning compatibility report under the rules amended by Decreto-ley 9/2024. In an apartment building, the community's title or statutes must not prevent it. Whether a particular house can be let this way is a question for an independent lawyer, to be answered before you sign.

There is no official series of sale prices for Moraira alone. Prices on property portals are asking prices, what sellers hope to get. The notaries' statistics portal shows prices of homes actually sold before a notary, and lets you draw your own search area on a map. For context, the land registrars report that buyers from abroad made 46.43% of home purchases in Alicante province in the second quarter of 2026, the highest share of any Spanish province (Registradores, Estadística Registral Inmobiliaria). The costs on top of the price are set out in what it really costs to buy.

The practical order is area first, then plot, then house. Choose the area for how you want to live, check the licence history and the water connection, and plan any works around the summer stop. If you are still choosing between towns, our comparison of Moraira, Calpe and Benissa helps. When you are ready, every home in property for sale in Moraira is checked by us before you visit.

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Moraira

Written by Nicolas Strebel.