English-Speaking Lawyers in Gran Alacant

Gran Alacant is one of the largest planned international residential resorts on the Costa Blanca, on the southern slope of the Carabassí dunes between Santa Pola and Alicante airport. With over 15,000 mostly foreign residents — British, Belgian, Dutch, Polish, Norwegian and German — Gran Alacant has very specific legal needs: large communities of owners, new-build warranty claims, holiday rental compliance, cross-border probate and Plusvalía Municipal disputes. Bufete Padilla offers full legal coverage from our offices in Torrevieja, Elche and Moraira, with multilingual support in 9 languages.

Buying in Gran Alacant: Hidden Costs and Smart Legal Checks for 2026

Many Gran Alacant buyers focus only on the listed price and forget the acquisition costs, which in 2026 typically range between 10% and 13% of the purchase price for resale homes (ITP 10% Comunidad Valenciana plus notary, land registry and legal fees), and around 13-14% for new-build (10% VAT + 1.5% AJD + costs).

Key checks our lawyers run on every Gran Alacant property:

  • Nota Simple at the Land Registry: confirms ownership and any mortgage, embargo or community debt.
  • Community of owners certificate: zero-debt status and pending special levies.
  • IBI receipt and current catastral value.
  • Energy Performance Certificate (CEE) — mandatory.
  • Building licence and habitation certificate (cédula de habitabilidad).
  • Holiday rental licence: if marketed as turística, the seller must hold the regional licence; transfer rules are strict.
  • Coastal Law setbacks for properties near Carabassí beach.

For non-residents we also handle the 3% retention the buyer must pay to the AEAT on behalf of a non-resident seller.

Holiday Rentals in Gran Alacant: NRA Registration and 2026 Compliance

Since the entry into force of the new Spanish framework on short-term rentals in 2026, every property let for less than 30 days must hold:

  • A Comunidad Valenciana tourist licence (registered with the *Registro de Empresas, Establecimientos y Profesiones Turísticas*).
  • The new national NRA (Número de Registro de Alquiler) issued by the Land Registry.
  • A clear authorisation from the community of owners' by-laws (LPH).

Gran Alacant communities have been actively updating by-laws to limit or prohibit holiday rentals — a 3/5 majority of owners is required. Operating without a licence in Santa Pola can lead to fines of €10,000-€600,000 under autonomous tourism law.

Our firm handles:

  • Initial licence application and NRA registration.
  • Community by-law analysis and litigation if owners challenge the prohibition.
  • Quarterly tax filings (Modelo 210 for non-residents).
  • VAT analysis when extra hotel-like services are offered.
  • Defence in tourism inspection proceedings.

Gran Alacant Communities of Owners: Common Disputes and How to Win Them

The size and complexity of Gran Alacant phases (Sea Senses, Monte Faro, Eurhostal, Altomar, etc.) generate recurring disputes that the Ley de Propiedad Horizontal (LPH) governs:

  • Special levies (derramas) for pool refurbishment, structural repairs or façade.
  • Holiday rental restrictions introduced after 2019 reforms.
  • Pet, noise and use of common areas rules.
  • Defective construction claims against the original developer (10-year structural action under LOE).
  • President or administrator liability for negligent management.
  • Challenge of community resolutions within 3 months under article 18 LPH.

Most claims must be filed before the Courts of Elche (Juzgado de Primera Instancia de Elche). Our litigation team has nearly 50 years of experience defending both individual owners and entire communities, and we always assess settlement options before going to trial.