Zone guide · Moraira
Buying and Owning in Teulada
The inland half of Teulada-Moraira: the old town, the vineyard terraces, the campo houses. Same town hall as the coast, different paperwork.
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, the first thing to be clear about. Teulada is not a different town from Moraira. It is the same municipality, Teulada-Moraira, split between a hill and a coast. One ayuntamiento, one urban plan. Buy up here and you deal with the same counter as a buyer in El Portet.
The housing stock is what changes the paperwork. On the coast you are usually buying a villa from the last fifty years with a file that makes sense. Up here it is often a village house that stood long before anyone issued certificates, or a campo house on land farmed for generations before it was built on. Same law. Different questions.
Our office is in Moraira, Calle del Dr. Calatayud 39, down the hill from the old town. Juan Antonio Bertomeu Valles, abogado, ICALI 4643, has practised from there since 1991. So when we say we will check the position at the town hall, we mean the town hall we have been walking into since 1991.
Who buys in Teulada
A lot of the people who buy up here looked at the coast first and decided against it. Germans and British mostly, with Dutch, Belgian and Nordic owners in the mix. Some want the old town, a street where the neighbours are Spanish and the car sits unused for a week. Others want the campo and the long view over the terraces. They buy somewhere to live, not something to trade.
What we actually check in Teulada
The habitability certificate on an old house
The one that catches people up here. For an existing home the habitability certificate is a declaracion responsable de segunda ocupacion under Decreto 12/2021. It lasts ten years and must be renewed when the property changes hands or a new utility contract is signed. Without it you cannot put the water or electricity in your name. On a village house that stayed in one family for decades, there may be nothing on file at all. It belongs before completion, not after.
Campo houses and rustic land
What is built is not always what is registered, and what is registered is not always what the plan allows. We read the escritura, the catastro and the town hall file against each other and see whether all three describe the same house. Honestly, this is where we cannot promise an answer in a week. Some files are clean. Others need the town hall to say where a property stands, and that comes at the town hall pace, not ours.
Where the two halves part company
The Coastal Law is where the two halves stop being the same place. Its protection strip runs 100 metres inland from the shoreline, 20 metres where the land was already urban in 1988, and the deslinde decides what a frontline property may become. In El Portet or Cap Blanc that is a live question, and we confirm the exact position for the address. Among the vines, it is not your conversation.
What the purchase costs
A resale carries ITP at 9 percent from 1 June 2026 under Ley 5/2025, rising to 11 percent on the part above 1,000,000 euros. A new build is different: 10 percent IVA plus 1.4 percent AJD, against 1.5 percent before June 2026. Notary runs around 0.2 to 0.5 percent, the Land Registry 0.1 to 0.25 percent. And if the seller is not resident in Spain, you retain 3 percent of the price and pay it on Modelo 211 within a month of completion.
Holiday lets in Teulada-Moraira
Letting it out: the door is still open here
Teulada-Moraira has no moratorium. The neighbours went the other way: Xabia capped every zone and froze apartments on 28 May 2026, provisionally, and Denia suspended its urban core. Here the door is open. Under Decreto-ley 9/2024 a VUT is the whole dwelling let for ten days or fewer to the same guest, letting by the room is prohibited, and registration runs five years. You need a favourable municipal urban compatibility report, the habitability certificate, and in a block the community approval by three fifths under Ley Organica 1/2025. The report fee is around 60 euros, our estimate from neighbouring town halls, confirmed case by case. We check the live position for the exact address.
Tourist rental licences in Moraira: no moratorium here, and our fixed feeOwning in Teulada, the tax side
Owning here as a non-resident means one annual filing even in a year the house sat empty. Modelo 210 taxes an imputed income of 1.1 percent of the valor catastral where that value was revised in the last ten years, 2 percent where it was not, at 19 percent for EU and EEA owners, 24 percent otherwise, which since Brexit includes the British. Orden HAC/623/2026 moved the window: imputed income accrued from 2026 onwards is filed between 1 April and 31 December of the following year. Teulada-Moraira delegates local tax collection to SUMA, so the IBI does not come from the town hall you bought through.
Modelo 210 in Moraira: what non-resident owners file, and our feeTeulada: 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