Zone guide · Moraira
Buying Property in El Portet
The cove at the end of the walk out from the village. Legally, El Portet is a coastal plot first and a premium purchase second: the Ley de Costas can shape what a house may ever become, and the titles above the sand are often decades old. Both are checkable before you sign.
4.9 from 104 Google reviews · Juan Bertomeu, abogado ICALI 4643 · Our office in Moraira: Calle del Dr. Calatayud 39 · Legal position last reviewed July 2026
So, El Portet. Nobody finds it by accident. They walk out from the village one evening, the cove opens up in front of them, and by the time they walk back they are asking an agent what is available on that hillside.
Legally it is two things stacked together. It is coastal, which means the Ley de Costas can affect what a plot here may ever become, and where the official line falls is a matter of record rather than opinion. And it is old in the best sense: many houses above the cove were built and titled decades ago, to the paperwork standards of the time. Neither is a reason not to buy here. Both are reasons to check first.
Our office is in the village, Calle del Dr. Calatayud 39. That matters more than it sounds: it means we are at this town hall, this registry and these notaries every week. The legal side of every purchase runs under Juan Antonio Bertomeu Valles, abogado, ICALI 4643, in practice in Moraira since 1991. Daniel Bertomeu, the tax adviser of the firm (AEDAF 06838, APAFCV 3080), handles what arrives every year afterwards. Across the Moraira and Denia offices we hold 4.9 from 104 Google reviews.
Who buys in El Portet
Buyers rarely arrive at El Portet undecided. They have walked it, they have a house in mind, and what they want from us is the paperwork answer rather than a view on the location. The community here looks like the rest of Moraira: a strong German and British presence, with Dutch, Belgian and Nordic owners alongside. Two types come through our door from this cove: the ones buying a house to hold for thirty years and pass on to their children, and the ones quietly running numbers on holiday weeks. The legal homework is not the same for the two, and it is worth knowing which one you are before you make an offer.
What we actually check in El Portet
The deslinde decides what frontline means
On the coast, the Ley de Costas does real work. The protection strip runs 100 metres inland as a general rule, and 20 metres where the land was already urban in 1988. Where the deslinde, the official line, falls decides what a frontline property may ever become: what can be rebuilt, extended or changed. Two houses on the same hillside can sit on opposite sides of it. We confirm the position for your exact address from the records, before a deposit leaves your account.
Premium prices meet decades-old titles
The description in the registry is not always the house you walked around. A terrace closed in years ago, a pool, a guest annexe, a boundary that moved with a wall. None of that is unusual up here and none of it is fatal, but it has to surface before completion rather than through your own buyer fifteen years later. Alongside it sits the habitability paper: second occupation now works as a declaracion responsable under Decreto 12/2021, valid ten years, renewed on transmission or a new utility contract. Without it, no water and no electricity contract.
The band that starts at a million
Resales in the Valencian Community pay ITP at 9 per cent from 1 June 2026 under Ley 5/2025, and 11 per cent on the part of the price above 1,000,000 euros. Deeds before that date paid 10 per cent. At El Portet that upper band is not a footnote, and the split applies to the part above the million, not the whole price. Notary runs roughly 0.2 to 0.5 per cent, Land Registry roughly 0.1 to 0.25 per cent.
Holiday lets in Teulada-Moraira
El Portet under the Teulada-Moraira rules
Here is the part that surprises people who have been shopping in the towns either side. Teulada-Moraira has no tourist-licence moratorium. A new licence is possible. Xabia, next door, has given provisional approval to caps in every zone and frozen new apartment licences, and Denia has suspended its urban core, while this town hall kept the door open. Open is not the same as automatic, though. A licence still needs a favourable urban compatibility report (the ICU), the habitability certificate, and, in an apartment block, the community's approval by a three fifths majority, in force since April 2025. The town hall's ICU fee is around 60 euros, but treat that as an estimate drawn from comparable town halls nearby until we confirm it on your own file. Honestly, no address here can be promised a licence in advance, and you should be wary of anyone who does. What we do instead is check the live position for the exact address before you commit.
Tourist rental licences in Moraira: no moratorium here, and our fixed feeOwning in El Portet, the tax side
Once you own here, the local side arrives through SUMA: Teulada-Moraira delegates its tax collection, so your IBI comes from SUMA and not from a counter in the village, which catches out owners waiting on a letter from Moraira that never comes. The national side is separate and does not pause when the house sits empty. As a non-resident you file a Modelo 210 every year on imputed income of 1.1 per cent of the valor catastral if it was revised in the last ten years, 2 per cent if not, taxed at 19 per cent for EU and EEA residents and 24 per cent for everyone else, UK included. For imputed income accrued from 2026 onwards the window runs 1 April to 31 December of the following year under Orden HAC/623/2026. One point in this cove's favour: the Valencian exempt minimum for wealth tax rises from 500,000 to 1,000,000 euros from 31 December 2025, and as a non-resident you are taxed on Spanish assets only.
Modelo 210 in Moraira: what non-resident owners file, and our feeEl Portet: questions buyers actually ask
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PHONE (CALLS)
+34 609 477 889WHATSAPP (MESSAGES ONLY)
+34 614 08 68 07MORAIRA OFFICE
Calle del Dr. Calatayud, 39, planta baja, 03724 Moraira, Alicante
DÉNIA ADDRESS
Calle Ramón y Cajal 5E, Oficina 1, Dénia, Alicante, Spain