Owning property in Punta Prima, Orihuela Costa, comes with ongoing legal responsibilities and potential challenges. Community of owners disputes, rental law compliance, building licence issues, and tax obligations all require expert legal guidance. Bufete Padilla's English-speaking property lawyers have been advising Punta Prima homeowners since 1976, providing practical solutions to real estate problems across the Costa Blanca.
Local property market: Punta Prima is one of the most consolidated parts of Orihuela Costa, with a mix of 1990s low-rise apartments, modern bloques near Zenia Boulevard and a steady demand from British, Belgian and Scandinavian retirees. Typical resale prices range from €120,000 for a one-bedroom to €350,000 for a sea-view penthouse.
Urban-planning notes: Several Punta Prima communities still have outstanding cargas urbanísticas linked to the original urban development plan, and the boundary with Torrevieja runs through some bloques — meaning the IBI is collected by a different town hall than the licence file. We routinely review both Catastro and the municipal padrón before completion.
Recent case in the zone: In 2024 we represented a Norwegian couple buying a top-floor apartment in Calle Cuba where the previous owner had enclosed a terrace without licence. We obtained the legalisation and a price reduction of €11,000 before signing the escritura.
Distance to our office: Punta Prima is a 12-minute drive from our Torrevieja office (C/ Narciso Yepes, 12). Face-to-face meetings are always available with no online-only handover.
Our property law practice in Punta Prima covers:
Whether you are a resident, non-resident, or investor, our team provides clear, actionable legal advice in English.
Community disputes are among the most common legal issues for property owners in Punta Prima. Typical problems include:
Unpaid community fees: When owners fail to pay, the community can pursue a fast-track judicial procedure (proceso monitorio) to recover debts. As a creditor community, we can enforce payment within weeks.
Illegal AGM decisions: Decisions taken without proper quorum, inadequate notice, or exceeding the community's powers can be challenged in court within 3 months of the meeting.
Special assessments (derramas): Unexpected charges for major repairs or improvements. We advise on your rights to contest or request payment plans.
Common area modifications: Owners making unauthorised changes to shared spaces, parking areas, or building facades.
President and administrator disputes: Issues with community management, financial irregularities, or failure to maintain common areas.
Bufete Padilla represents both individual owners and communities of owners in Punta Prima, ensuring your rights under the Ley de Propiedad Horizontal are protected.
Annual costs typically include: IBI (council tax, €200-€800 depending on property value), community fees (€30-€150/month depending on the complex), basura (rubbish tax, ~€100-€200/year), and if you are non-resident, the annual imputed income tax (Form 210, typically €200-€500). Home insurance is optional but recommended (€150-€400/year).
Yes, but you need a tourist rental licence (licencia turística) from the Valencian Community. Requirements include: the property must meet minimum habitability standards, you must register with the tourism authorities, and you must declare rental income to the Spanish tax authorities. We can help with the entire licensing process.
You have several legal options: request a formal AGM to address maintenance issues, propose the appointment of a professional administrator, or if the situation is serious (e.g., structural safety), report it to the town hall. In extreme cases, you can take legal action against the community for breach of its obligations under the Ley de Propiedad Horizontal.