Teulada-Moraira: one town hall, two property markets
Teulada-Moraira is one municipality with two very different markets. How the coast and the inland town differ for a buyer, and what to check at the town hall.
What you will learn
- How Teulada and Moraira differ for a buyer
- What official price data exists, and what it cannot tell you
- Water, drainage and licence points to check at the town hall
Teulada-Moraira is one municipality with two centres. Teulada is the older town inland, where the town hall has its seat, and Moraira is the harbour town on the coast. For a buyer that means one set of rules, one planning department and one tax office, but two quite different property markets. The national statistics office lists the whole municipality simply as Teulada, with an official population of 12,912 on 1 January 2025, in its population table for the province of Alicante.
Two centres, one municipality
The two centres are a short drive apart, through vineyards and villa areas. A regional bus line between Calp and Teulada, the CE-713, has run all year since 1 October 2025, with seven stops in the municipality and a bus about every two hours on average, according to the town hall notice on the Calp to Teulada bus. Work on a cycle lane between the two centres began in March 2026. Even so, most owners who live outside the two centres rely on a car.
Many of the people who live here came from elsewhere. In the last breakdown by nationality that the INE publishes for the municipality, for 1 January 2022, 6,514 of the 11,944 registered residents held a foreign nationality, a little over half. British nationals were the largest group with 2,285, followed by Germans with 708, in the INE table of population by municipality and nationality. Newer percentages in the press are not always counted the same way, so compare like with like.
What you buy in Moraira and in Teulada
Moraira. Most homes on the coast are detached villas on the hills around the harbour, in residential areas such as El Portet, Pla del Mar, Cap Blanc, Benimeit, San Jaime and La Sabatera, with apartments and townhouses closer to the centre. Building is low-rise, and the most sought-after plots combine a sea view with an easy walk to the town or a cove. Our guide to buying property in Moraira looks at the areas in more detail.
Teulada. The inland town has village houses in and around its old centre, newer townhouses and apartments, and country houses and plots outside it, much of it vineyard land where the Moscatell grape is grown. Buyers here are more often local families and people who want a Spanish town with shops and services open all year. Some older village houses need work, and there the renovation budget matters as much as the price.
Prices: what the official figures can tell you
There is no official price series for Moraira or for Teulada on their own. The land registrars publish averages for the province: in the second quarter of 2026 the average declared price of homes registered in Alicante province was €2,267 per square metre, €2,780 for new homes and €2,153 for resales, in the Registradores property statistics for the second quarter of 2026. Homes on the coast of Moraira are advertised well above that average, and homes in and around the inland town well below the coast.
Portal figures for a town are asking prices: what sellers hope to get, not what buyers paid, and the gap between the two can be large at the top of the market. A fair offer starts from recent comparable sales and the condition of the house, not from the average of what is advertised.
Water, drainage and licences in Teulada Moraira
Water. Mains water comes from the Consorcio de Aguas Teulada-Benitatxell, and the service is run by the concessionaire Hidraqua. In 2024, after two dry years, seawater got into the aquifers: in June the town hall reported salt levels ten times higher than usual in the Senija well, and in August it opened water points in Teulada and Moraira where each water customer could collect 20 litres of drinking water a week. Public Health declared the tap water fit to drink again on 13 September 2024, in the town hall notice on drinking water. Since then, work on a pipeline from the Canor Bessó well to the desalination plant at Castellons started in March 2025, and old supply pipes have been replaced since September 2025.
Drainage. Not every villa is on mains sewers. In December 2024 the town hall reported 2,190 metres of new sewer pipes in the streets around El Portet, with connections laid to each door so owners can join the network, in its notice on the El Portet sewer works. Ask whether a house is connected or still uses a septic tank, and what connecting would involve.
Licences. Since 1 July 2024 Valencian planning law has allowed an applicant to file a certificate from a private, accredited verification body, an ECUV, with a building project. The certificate has the same effect as the town hall's technical report, under the amendment to the Valencian planning law in Ley 7/2023, and the town hall announced on 1 September 2025 that it was introducing ECUVs to shorten licence times. The town hall's legal report and its decision are still needed, so the certificate shortens one step, not the whole wait. For a major works licence we still plan on six to twelve months or more, which is our estimate, not an official figure. Our guide to the ECUV certificate explains its limits.
The practical choice here is usually made before the house: the coast and the harbour, or the town and the countryside. Decide which one fits how you want to live, then check water, drainage and licences for the specific house before you sign, with an independent lawyer reviewing the paperwork. When you are ready, start with the villas for sale in Moraira.
Homes for this post
Moraira
Written by Nicolas Strebel.