Guardamar del Segura is an authentic Spanish coastal town of 18,000 residents situated at the mouth of the River Segura, between Torrevieja and Santa Pola on the southern Costa Blanca. Unlike its more tourist-oriented neighbours, Guardamar has preserved its genuine Spanish character — a working town with traditional markets, local fiestas and a vibrant café culture in the tree-lined Plaza de la Constitución.
The apartment market in Guardamar is dominated by resale stock from the 1990s–2000s, complemented by a small number of modern new-build developments near El Moncayo and the marina area. Average prices range from €1,300 to €1,700 per m² — consistently 20–30% below neighbouring Orihuela Costa and Torrevieja, making Guardamar one of the most affordable coastal towns in the Alicante province.
What sets Guardamar apart is its natural environment. The town is framed by an 800-hectare pine forest planted in the early 20th century to stabilise the dunes, creating a unique microclimate that is cooler in summer and protected from sand winds. The 11 km of sandy beaches — including Playa Centro, Playa del Moncayo and Playa de la Roqueta — are consistently among the cleanest and least crowded on the Costa Blanca. Transport links are solid: Alicante-Elche airport is 35 minutes north via the AP-7, while Corvera (Murcia) airport is 50 minutes south.
Centro (town centre) — the historic heart of Guardamar, centred around Plaza de la Constitución. Traditional apartment buildings of 3–5 storeys, many with balconies overlooking the main streets. Walking distance to the municipal market, town hall, restaurants and the beach (10 minutes). One-bedroom from €75,000, two-bedroom from €95,000. The most authentic living experience — full immersion in Spanish daily life.
Playa / El Moncayo — the beachfront zone south of the river mouth, extending towards the El Moncayo beach. This is where the majority of newer apartment complexes with communal pools are located. Walking distance to the pine forest and dune beaches. Two-bedroom from €110,000, sea-view apartments from €150,000. The highest rental demand for medium and long-term lets.
Guardamar Sud (Puerto) — the southern area around the marina and fishing port. A mix of older fisherman's quarter charm and modern developments. Close to the riverside promenade and the beach. Two-bedroom from €100,000. Excellent for buyers who enjoy a maritime atmosphere.
El Raso — a large residential urbanisation 3 km inland, popular among Northern European residents. Lower-rise complexes with generous communal areas, multiple pools and green spaces. Very affordable — two-bedroom apartments from €80,000. A strong expat community with local bars and restaurants, but you will need a car for the beach.
Campo de Guardamar — the rural hinterland west of the town, dotted with fincas and country properties. Not typical for apartments, but some small complexes offer countryside living with lower prices. Ideal for buyers seeking tranquillity and larger outdoor spaces.
Guardamar del Segura consistently ranks among the most affordable coastal towns in the Alicante province. Average apartment prices are 20–30% below Torrevieja and Orihuela Costa, offering exceptional value for a town with 11 km of beaches and a protected natural environment.
One-bedroom apartments (40–55 m²): resale from €75,000–110,000, new-build from €120,000–155,000. The entry-level segment attracts retirees, couples and investors seeking affordable coastal property. Strong demand for medium-term winter lets from Northern Europeans escaping cold climates.
Two-bedroom apartments (60–85 m²): the most active category in Guardamar. Resale from €95,000–145,000, new-build from €145,000–195,000. Ideal for families, permanent residents and those wanting space for visiting guests. Ground-floor units with gardens are particularly sought after and command a 10–15% premium.
Three-bedroom apartments (80–110 m²): resale from €130,000–185,000, new-build from €185,000–240,000. A smaller segment in Guardamar — most buyers in this price range consider townhouses or bungalows instead, which offer more space for similar money.
Average price per square metre sits at €1,300–1,700, compared to €1,600–2,400/m² in Orihuela Costa and €1,800–2,200/m² in Torrevieja. Year-on-year price growth has averaged 5–7% since 2022. Community fees are modest at €40–100/month — lower than coastal resort complexes due to smaller building sizes and simpler communal amenities.
Apartment layouts in Guardamar del Segura reflect the town's mix of traditional Spanish construction and more recent developments. The stock is broadly divided into two categories: town-centre buildings and residential complexes in the beach zone and urbanisations.
Town-centre apartments are typically found in 3–5 storey buildings dating from the 1980s–2000s. They feature separate kitchens, tiled floors, one or two balconies overlooking the street, and interior patios that provide natural light to central rooms. Room sizes are generous — living rooms of 18–25 m² and master bedrooms of 12–16 m² are common. Many buildings lack lifts, which keeps upper-floor prices lower but limits accessibility for older buyers.
Beach-zone apartments in complexes near El Moncayo and Playa Centro follow a more modern layout. Open-plan living areas with American-style kitchens, larger terraces (10–25 m²), and communal pools and gardens are standard. Newer builds (2015+) feature floor-to-ceiling windows, fitted wardrobes, air conditioning and underground parking. Energy ratings of C or D are typical.
El Raso urbanisation apartments are mainly low-rise (2–3 storey) with generous communal areas. Ground-floor units often include a private garden of 20–40 m², while top-floor apartments may have a private solarium of 15–30 m². The distinction between "built area" (superficie construida) and "useful area" (superficie útil) matters — built area is typically 15–20% larger and includes walls and communal spaces.
Many resale apartments in Guardamar del Segura are sold fully furnished, which is a significant advantage for international buyers. A typical furnished apartment includes built-in kitchen appliances, living room furniture, bedroom sets and air conditioning units. This can save €5,000–12,000 compared to starting from scratch — and in Guardamar, the savings go further given the lower overall property prices.
Renovation costs in Guardamar are generally 10–15% lower than in Torrevieja or Orihuela Costa, thanks to lower labour costs and a good selection of local tradespeople. A cosmetic refresh — painting, updating light fixtures and replacing soft furnishings — runs €2,500–7,000. A full bathroom renovation costs €3,500–7,000 per bathroom, while a complete kitchen refit ranges from €5,000–12,000. A comprehensive whole-apartment renovation typically costs €350–600 per m².
New-build apartments in the El Moncayo area are delivered with kitchen units, bathroom fittings, air conditioning and ceramic floor tiles. Buyers generally need only to add furniture and personal touches. Some developers offer furniture packages from €4,000 to €12,000 for immediate occupancy.
For furnishing, Guardamar has several local furniture stores, and Torrevieja (15 minutes away) offers more variety. IKEA in Murcia is 45 minutes by car. For rental properties, local companies provide purpose-built furniture packages at €2,500–5,000, with durable, easy-to-maintain pieces suited to tenant use.
Rental strategy in Guardamar del Segura differs fundamentally from neighbouring towns. The ayuntamiento (local council) does not issue licences for short-term tourist rentals (less than one month), effectively prohibiting Airbnb-style holiday lets. This policy preserves the town's residential character and creates a distinct rental market focused on medium-term (1–11 months) and long-term (12+ months) tenancies.
Medium-term rentals are the sweet spot in Guardamar. Northern European retirees and "winter sun" tenants typically rent for 3–6 months (October–March), paying €550–€850 per month for furnished two-bedroom apartments. This segment is growing as more Scandinavian, British and German retirees prefer renting to buying. Gross yields of 5–7% are achievable with two medium-term tenancies per year (winter + spring/summer).
Long-term residential rental (12-month contracts) provides the most stable income. Monthly rents range from €400–€550 for one-bedroom apartments to €550–€800 for two-bedroom units. Annual gross yields sit at 4–6%, with minimal management overhead and predictable cash flow. Demand is driven by Spanish workers, young families and permanent expat residents.
Running costs include: community fees (€40–100/month), property tax IBI (€250–500/year), rubbish collection (€80–150/year), home insurance (€120–250/year) and management fees if using an agency (8–12% of rental income). Non-resident owners pay 24% tax on rental income (19% for EU residents), with deductible expenses for EU/EEA residents.
Buying an apartment in Guardamar del Segura follows the standard Spanish property purchase process. Here are the key steps and local considerations:
1. Get your NIE number — the Número de Identificación de Extranjero is mandatory for any property transaction in Spain. Apply at the Spanish consulate in your home country or at the Foreigners' Office in Alicante. Processing takes 1–4 weeks. 2. Open a Spanish bank account — required for paying taxes, utilities and community fees. Banks in Guardamar include CaixaBank, Sabadell, BBVA and Bankinter — all accustomed to serving international clients.
3. Engage a lawyer (abogado) — an independent property lawyer will verify the property's legal status in the Land Registry (Registro de la Propiedad), check for outstanding debts, confirm the community of owners is properly constituted and review all documentation. Legal fees: typically 1% of the purchase price (minimum €1,200). Several English-speaking law firms operate in Guardamar and neighbouring Torrevieja.
4. Sign the reservation contract and pay a deposit — usually €3,000–5,000 to take the property off the market. Then sign the private purchase contract (contrato de arras), paying 10% of the price. If you withdraw, you lose the deposit; if the seller withdraws, they must return double. 5. Complete at the notary (escritura) — pay the remaining balance, sign the public deed and receive the keys. Total purchase costs amount to 12–13% on top of the price: transfer tax (ITP) is 10% for resale properties; new-builds carry 10% VAT (IVA) plus 1.5% stamp duty (AJD).
Local tip: Guardamar's property market moves at a slower pace than Torrevieja or Orihuela Costa, which works in the buyer's favour — there is less pressure to make snap decisions, and reasonable price negotiations (5–10% below asking) are common on resale properties. Take your time, visit multiple properties, and compare prices carefully across the different zones.
Guardamar del Segura offers one of the best value apartment markets on the southern Costa Blanca. Unlike the resort-dominated coastline of Orihuela Costa or the urban density of Torrevieja, Guardamar is an authentic Spanish town with a year-round local population, traditional markets, fiestas and a town centre where Spanish remains the primary language. This authenticity, combined with 11 kilometres of protected dune beaches and a unique pine forest, makes Guardamar particularly attractive to buyers seeking a genuine Mediterranean lifestyle rather than an expat bubble.
The buying process is straightforward for international purchasers. You will need a NIE (foreigner identification number), a Spanish bank account and a local lawyer to handle the conveyancing. Typical purchase costs — including transfer tax (ITP) at 10%, notary fees, land registry and legal fees — add approximately 12–13% on top of the purchase price for resale properties. New-build apartments carry 10% VAT (IVA) plus 1.5% stamp duty instead of ITP.
Rental strategy in Guardamar requires careful consideration: the ayuntamiento does not issue short-term tourist rental licences, so holiday lets are not available. However, medium-term rentals (1–11 months) and long-term contracts are fully permitted and increasingly profitable, with monthly rates of €500–€800 for two-bedroom apartments. The absence of short-term tourism actually preserves the town's tranquil character — a key selling point for permanent residents and long-stay tenants.
01.04.2026
Apartments in Guardamar del Segura — from studios at €60,000 to penthouses at €300,000. We break down apartment types, prices by area, the best complexes for living and investment, and what to look for when buying.
