Zone guide · Moraira
Property in Moraira Village
The walkable core around the marina: apartments and townhouses, and a life you can run without the car. Teulada-Moraira has no tourist-licence moratorium, and our office is in the village at Calle del Dr. Calatayud 39.
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, legally speaking, the village is the easiest part of this coast to explain. It is urban land inside the municipality of Teulada-Moraira, mostly built as apartments and townhouses on streets that existed long before you or I got here. That matters more than it sounds. The planning questions that torment buyers up in the campo mostly do not arise down here, and what is left is the paperwork of the building itself: the community, the habitability certificate, and what the deeds actually say you own.
The question that decides everything else is what you intend to do with it. Buying to live here, or to use it yourself a few months a year, is about as straightforward as Spain gets. Buying to let it short term is a different conversation entirely, and the useful news is that this town hall has not closed the door the way its neighbours have.
Our office is at Calle del Dr. Calatayud 39, here in the village. Juan Antonio Bertomeu Valles, the abogado, ICALI 4643, has been practising since 1991. Daniel Bertomeu, tax adviser (AEDAF 06838, APAFCV 3080), takes the tax side. Across the Moraira and Denia offices we hold 4.9 from 104 Google reviews, which we mention only because you have no other way of knowing whether to trust us.
Who buys in Moraira Village
The village pulls two buyers who want opposite things. One is the owner who bought a villa in the hills fifteen years ago and now wants the bakery, the doctor and dinner within a walk. The other wants a small apartment to lock up and leave. German and British buyers are here in strength, alongside Dutch, Belgian and Nordic owners. The first buyer wants a lift and a community that functions, and will pay the fees for it. The second wants the fees low and, often, the option to let it out. Those two wishes pull against each other in the same building, so it is worth knowing which one you are before you make an offer.
What we actually check in Moraira Village
The habitability certificate the seller forgot about
Plenty of village stock is decades old, and the segunda ocupacion is where it shows. Under Decreto 12/2021 this is a declaracion responsable, valid ten years, and it has to be renewed on transmission or whenever a new utility contract is opened. Without it you do not get water or electricity in your name. It is not a fine, it is a flat that does not work, and it is far cheaper to sort before completion than after.
The community decides more than the deeds do
In an apartment block you are buying into a set of decisions other people take. Since 3 April 2025, Ley Organica 1/2025 added article 17.12 to the Ley de Propiedad Horizontal: a new tourist let needs the community's approval by a three fifths majority. So the minutes of the last few general meetings tell you more about your plans than the sales brochure does. We read them before you sign, not after.
Where the deslinde line actually sits
The Ley de Costas protects a strip 100 metres inland as a general rule, reduced to 20 metres where the land was already urban in 1988. Which figure applies to a specific frontline address depends on where the deslinde line was actually drawn. Honestly, until we have that plan in front of us, anyone telling you what a seafront flat can be extended into or rebuilt as is guessing. We check it for the exact address.
What the purchase itself costs
On a resale, ITP is 9% since 1 June 2026 under Ley 5/2025, rising to 11% on the part of the price above 1,000,000 euros. Deeds signed before that date paid 10%. Take a 350,000 euro flat purely as arithmetic: the ITP is 31,500 euros, and on top of that sit notary fees at roughly 0.2 to 0.5% and Land Registry at roughly 0.1 to 0.25%. New build works differently: 10% IVA plus 1.4% AJD, which was 1.5% before 1 June 2026. And if your seller is non-resident, you as buyer must retain 3% of the price and pay it over on Modelo 211 within one month of completion. That obligation is yours, not theirs.
Holiday lets in Teulada-Moraira
Tourist letting: the door here is still open
Now, this is the part that surprises people who have been reading about the Costa Blanca. Teulada-Moraira has no tourist-licence moratorium. Xabia gave provisional approval on 28 May 2026 to caps in every zone and a freeze on apartments, and Denia suspended its urban core. This town hall has not. A new licence in the village is possible. Possible is not automatic. Under Decreto-ley 9/2024, in force since 8 August 2024, a VUT is the whole dwelling let for ten days or fewer to the same guest, and letting by the room is prohibited outright. You need a favourable municipal urban compatibility report, the ICU, and you need the habitability certificate. In a block you also need that three fifths community agreement. Registration runs five years. Fines reach 600,000 euros, which is precisely why we do not guess. The ICU fee in Teulada-Moraira is around 60 euros. Treat that as an estimate rather than a quote: it comes from comparison with neighbouring town halls, and we confirm the figure for your case before you budget on it. One thing to ignore: the national single register was annulled by the Supreme Court in STS 620/2026 of 19 May 2026. The regional VUT registration is the live requirement, whatever anyone promises you about a national number. And a council can vote, so positions move. We check the live position for the exact address before you rely on it.
Tourist rental licences in Moraira: no moratorium here, and our fixed feeOwning in Moraira Village, the tax side
Owning here as a non-resident means Modelo 210 every year, even with the flat empty and not a euro of income. The imputed income is 1.1% of the valor catastral where that value was revised in the last ten years, otherwise 2%. EU and EEA owners pay 19% and can deduct expenses against rental income. Non-EU owners, which since Brexit includes the British, pay 24% on the gross with no deductions. One quirk that runs in British favour: capital gains on a sale stay at 19%. The deadlines have just moved, so ignore what you were told a year ago. Under Orden HAC/623/2026, imputed income accrued from 2026 onwards is filed between 1 April and 31 December of the following year, not from January. Rental income accrued from 2026 onwards has one window only, the first twenty calendar days of April of the following year. Then the local layer. Teulada-Moraira delegates its local tax collection to SUMA, the provincial agency, so your IBI comes from them and not from the town hall counter. What we see catch owners out is the address SUMA holds for them, which is often one they left years ago, so the first they hear of arrears is at a notary's table when they come to sell. Wealth tax troubles fewer owners than it did: the Valencian exempt minimum rose from 500,000 to 1,000,000 euros from 31 December 2025, and non-residents are taxed on Spanish assets only.
Modelo 210 in Moraira: what non-resident owners file, and our feeMoraira Village: 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