Buying and Inheriting Property in Santa Pola and Gran Alacant: 2026 Legal Guide for Expats

Comprehensive 2026 legal guide on conveyancing, probate, NRA short-term rentals, communities of owners and hidden costs in Santa Pola and Gran Alacant. For British, Norwegian, Belgian, Dutch and Polish owners on the Costa Blanca South.

Why Santa Pola and Gran Alacant Are the New Legal Hotspot of the Costa Blanca South

Santa Pola and, above all, its Gran Alacant development have become one of the most active residential hubs of the Costa Blanca South. The combination of Blue Flag beaches, the Salt Flats Natural Park, the fishing and leisure marina, and the proximity to Alicante airport (just 18 km away) has driven a sharp rise in demand from British, Norwegian, Belgian, Dutch, Polish and German buyers.

At Bufete Padilla we have been advising foreign owners across the province of Alicante for nearly five decades, and we see the same legal mistakes repeated in Santa Pola and Gran Alacant every week. This 2026 guide collects what really matters about conveyancing, probate, short-term rentals, communities of owners and hidden costs in both municipalities.

1. The Step-by-Step Purchase Process (Non-Residents)

The general framework is the same as anywhere in Spain, but with several local particularities. For a non-resident buyer we always recommend this order:

  • Obtain a NIE (Foreigner Identity Number) — essential before signing anything.
  • Open a Spanish bank account and complete the anti-money-laundering (PBC) form.
  • Reservation contract or arras (with proper analysis of the deposit clause under article 1454 of the Spanish Civil Code).
  • Due diligence: Land Registry *nota simple*, catastral check, community of owners' certificate, IBI, refuse tax, urbanism and, where relevant, Coastal Law (Ley de Costas) checks for properties near Carabassí or El Pinet.
  • Sign the public deed (escritura pública) before a notary and register at the Land Registry of Santa Pola.
  • Pay taxes: ITP at 10% (resale, Comunidad Valenciana) or 10% VAT + 1.5% AJD (new-build).

2. Real Acquisition Costs in 2026

Total purchaser costs in Santa Pola and Gran Alacant in 2026 fall, as a rule of thumb, in the following ranges:

  • Resale: between 10% and 13% of the purchase price.
  • New-build: between 13% and 14% of the price.

Within those ranges:

  • Notary: between €600 and €1,500 depending on price.
  • Santa Pola Land Registry: between €400 and €900.
  • Legal fees: from €1,000 (depending on complexity).
  • Gestoría/Filing agent: between €300 and €600.

Add to this the 3% retention the buyer must pay to the Spanish Tax Office (Modelo 211) on behalf of a non-resident seller.