Zone guide · Moraira
Pla del Mar Moraira
The walk-to-town belt of Moraira, between the old village and the marina. Big houses on flat ground, and a stretch of coast where the Ley de Costas still has a say in what a plot can become.
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, Pla del Mar is the part of Moraira where you can genuinely live without a car. That is what people buy here, and it is the easy bit. The plots are flat, the houses on them tend to be generous, and generous houses on flat plots have a habit of growing over the years.
Two questions decide a purchase here, and neither of them is in the sales particulars. Where does the coastal boundary sit in relation to your plot, and does the house standing on it match the house on the deed. Taxes, licences and utility contracts all follow from getting those two right.
Our office is at Calle del Dr. Calatayud 39, in the village. Most of Pla del Mar is a walk from our front door. Juan Antonio Bertomeu Vallés, abogado, ICALI 4643, has been practising since 1991 and takes the legal side. Daniel Bertomeu, tax adviser (AEDAF 06838, APAFCV 3080), takes the tax. Across the Moraira and Dénia offices we hold 4.9 from 104 Google reviews.
Who buys in Pla del Mar
People who have decided that walking is the point. German and British buyers above all, with Dutch, Belgian and Nordic owners alongside them. Retired couples who would rather have the beach and dinner on foot than a hillside view and a car in the drive. And a fair number trading down from a big plot up the hill, once the driving stopped being fun. Plenty are on their second house in Moraira rather than their first.
What we actually check in Pla del Mar
Where the coastline gets a vote
This zone runs down to the sea, and the Ley de Costas protects a strip 100 metres inland as a general rule, cut to 20 metres where the land was already urban in 1988. Which of those two applies to a particular plot is not something we will guess at from a listing. The deslinde, the administrative boundary drawn for that stretch of coast, settles it, and it decides what a frontline property may become. We ask for the position on your exact plot before you commit to anything.
The deed, the registry, and the house that is actually there
Flat plots invite building. Over thirty years a terrace gets closed in, a garage becomes a bedroom, a pool arrives, an annexe appears at the bottom of the garden. Declared, none of that is a problem. Undeclared at the Land Registry or the catastro, it becomes your problem the day you sign. We compare the nota simple, the catastral plan and what is actually standing on the ground, and where they disagree we tell you before the deposit goes anywhere.
Segunda ocupación, and the day the water goes off
Habitability runs on a declaración responsable de segunda ocupación under Decreto 12/2021, valid ten years, renewed on transmission or when a new utility contract is opened. Without it there is no water contract and no electricity contract. A villa held by one family for decades often never needed to renew it, which is exactly why it surfaces a fortnight before completion.
What the purchase itself costs
Resale ITP in the Comunidad Valenciana is 9% from 1 June 2026 under Ley 5/2025 (DOGV, 31 May 2025), and 11% on the part of the price above 1,000,000 euros. Deeds signed before that date paid 10%. A new build pays 10% IVA plus 1.4% AJD, 1.5% before that date. Notary runs roughly 0.2 to 0.5%, Land Registry roughly 0.1 to 0.25%. And if the seller is non-resident, the retention is on you: 3% of the price, paid over on Modelo 211 within one month of completion.
Holiday lets in Teulada-Moraira
Letting it out: the door here is still open
Now, the part nobody expects. Teulada-Moraira has no tourist-licence moratorium, so a new VUT is still possible. Next door, Xàbia capped every zone and froze apartments in a provisional decision of 28 May 2026, and Dénia suspended its urban core. This town hall did not. Possible is not the same as automatic, though. You need a favourable municipal urban compatibility report (ICU), the habitability certificate, and in an apartment block the community's approval by a three fifths majority, required since 3 April 2025 under Ley Orgánica 1/2025. A VUT means the whole dwelling let for ten days or fewer to the same guest, and letting by the room is prohibited (Decreto-ley 9/2024, in force 8 August 2024). Registration lasts five years and fines reach 600,000 euros. The national single register was annulled by STS 620/2026 of 19 May 2026, so the regional registration is the live requirement. The municipal position is one thing and your particular address is another, so we check the live position for the exact address before you rely on it. The ICU fee here is around 60 euros, an estimate drawn from what neighbouring town halls charge, confirmed case by case.
Tourist rental licences in Moraira: no moratorium here, and our fixed feeOwning in Pla del Mar, the tax side
Ownership splits in two. Local taxes, IBI above all, are collected by SUMA, the provincial body that Teulada-Moraira delegates to, so the bills reach you from there and not from the town hall. Set the direct debit up straight after completion. It is the thing owners abroad most often let slip. Then there is Modelo 210. Own use or empty means imputed income at 1.1% of the valor catastral if it was revised in the last ten years, otherwise 2%. EU and EEA owners pay 19% and may deduct expenses against rent. Non-EU owners, the UK included, pay 24% on the gross. The deadlines moved with Orden HAC/623/2026: imputed income accrued from 2026 onwards is filed between 1 April and 31 December of the following year, and rental income accrued from 2026 onwards has a single window, the first twenty calendar days of April of the following year. Worth knowing as well: the Comunidad Valenciana wealth tax exempt minimum rises from 500,000 to 1,000,000 euros from 31 December 2025, and as a non-resident you are taxed on your Spanish assets only.
Modelo 210 in Moraira: what non-resident owners file, and our feePla del Mar: 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