Benidorm is 70,000 registered residents, more than 400,000 people in August and a dozen neighbourhoods that have little in common. A 70 m² apartment can cost €200,000 in the Old Town and more than €400,000 five hundred metres away, on the Poniente seafront. This guide walks through Benidorm's areas with 2026 purchase and rental prices (idealista, July; Fotocasa, September), who buys in each one and what each neighbourhood is best for: year-round living, a holiday home, long-term letting or holiday letting.
Benidorm prices in one table
| Area | Sale €/m² (idealista Jul-26) | Year on year | Rent €/m²/month |
|---|---|---|---|
| Playa de Poniente | 4,933 | +19.3% | 20.9 |
| Playa de Levante | 4,421 | +9.1% | 17.1 |
| Puerto / Old Town | 4,073 | +36.2% | — |
| Rincón de Loix | 3,442 | +15.6% | 16.8 |
| Pueblo Levante | 3,279 | +11.0% | 15.5 |
| Pueblo Poniente | 3,115 | +7.2% | — |
| Town centre | 2,850 | +12.0% | — |
| Benidorm average | 3,788 (3,807 in August) | +13.4% | 17.6 |
Fotocasa, which segments more finely, puts Playa de Poniente at €6,406/m² in September, Playa de Levante at 4,556, Vía Parque at 4,019, Levante Alto at 3,713, Rincón de Loix at 3,684, Foietes at 3,415, Juzgados-Plaza de Toros at 3,231, Urbanizaciones at 2,963, Colonia Madrid at 2,855 and the centre at 2,818. The absolute figures vary by portal; the ranking is the same.
Playa de Levante: the Benidorm in the photos
Two kilometres of sand, the promenade, Plaza de la Hispanidad, the skyscrapers and the nightlife. It is the area with the most tourist-apartment blocks (10% of the zone's homes have tourist use) and where buyers are mostly British, Dutch, Belgian and from central Spain. At €4,421/m² (Fotocasa: 4,556), a 2-bedroom apartment with views costs around €300,000–380,000; on the front line with a large terrace it exceeds €500,000. Long-term rents at €17.1/m². Best for: a holiday home with holiday letting between stays, and buyers who want the beach on foot with no need for a car. Our selection: homes on Playa de Levante.
Playa de Poniente: the area that has risen most
Three kilometres of quieter, west-facing beach, with upper Poniente and La Cala (on the border with Finestrat) where the high-rise new builds of recent years are concentrated. It is now Benidorm's most expensive area (€4,933/m² idealista, 6,406 Fotocasa) and the fastest-rising (+19.3% year on year), driven by developments with infinity pools, gyms and sea views from high floors. Rents at €20.9/m², the highest in the city. Best for: higher-budget buyers, many Scandinavians, French and Madrid residents, who want to live year-round or spend long stays in a modern building. Area page: Playa de Poniente.
Rincón de Loix: the international neighbourhood
The upper zone at the far end of Levante, next to Sierra Helada and the IMED hospital, with 1970s–90s complexes, communal pools and a well-established British and Irish community ("Little England"). At €3,442/m² (Fotocasa 3,684) it offers the best balance of price, services and distance to the beach (10–15 minutes on foot). It is the area where rents are rising fastest (+8.7%) and the favourite of investors wanting a long-term let at €16.8/m² to European long-stay tenants. Many buildings are older: check the technical inspection (ITE), lifts and pending levies before making an offer.
Pueblo Levante and Pueblo Poniente: year-round living
The two "pueblos" are the residential Benidorm around the centre: streets such as Emilio Ortuño, Esperanto and Avenida de Beniardá, schools, markets, the TRAM and neighbourhood shops. Pueblo Levante (€3,279/m², rents 15.5) and Pueblo Poniente (€3,115/m²) let you buy a 2–3 bedroom flat for €200,000–320,000 ten minutes' walk from the beach. Tall towers with open views of the mountains and sea from the upper floors. Best for: families, retirees settling year-round and buyers who prioritise space and a garage over the seafront. Much of our portfolio is here: see homes for sale in Benidorm.
Town centre and Puerto: the Old Town
The historic core between the two beaches, the Castell viewpoint, Sant Jaume church, the harbour and the pedestrian streets. It is the cheapest area per square metre (€2,850/m² for the centre) because of the age of the buildings, but also the one with the highest density of tourist housing (14.65% of homes) and the strongest rise in the whole province in its Puerto section (+36.2%), the result of full renovations and scarce supply. Best for: investors who renovate to sell or let, and buyers who want the Mediterranean atmosphere of the original village. Beware of the holiday-let rules: the Town Hall does not authorise individual flats in residential buildings.
Colonia Madrid, Foietes and Vía Parque: the alternatives
Colonia Madrid (€2,855/m²), beside Avenida del Mediterráneo towards Levante, is a local neighbourhood of mid-sized buildings and good prices. Foietes (€3,415/m²) and the Juzgados-Plaza de Toros area (€3,231/m²) lie north of the centre, with facilities, parking and more recent construction. Vía Parque (€4,019/m²) concentrates new developments and townhouses behind Poniente. These are the areas where you can still buy below the city average with room for appreciation.
How to choose in 2026
- To live year-round: Pueblo Levante, Pueblo Poniente, Foietes or Rincón de Loix. Best space-to-price ratio, services and the TRAM.
- For a holiday home and holiday letting: Levante or Poniente in a tourist block with a valid licence.
- To invest in long-term letting: Rincón de Loix and Pueblo Levante, where purchase prices are 25–30% below the seafront and rents stay above €15/m².
- To sell: every area of Benidorm is at record highs (€3,807/m² in August, +12.6%). If you own a flat in Benidorm, we will tell you its real value with the free online valuation or on our page for selling in Benidorm.
Related reading: September 2026 prices in Alicante and Benidorm, the cost of living in Benidorm and new builds in Benidorm.
Frequently asked questions
Which is the best area of Benidorm to live in year-round?
Pueblo Levante and Pueblo Poniente, followed by Foietes and Rincón de Loix: prices between €3,100 and €3,450/m², schools, markets, the TRAM and the beach 10–15 minutes on foot. Levante and Poniente are dearer and more touristic.
Which is the most expensive neighbourhood in Benidorm?
Playa de Poniente: €4,933/m² according to idealista (July 2026) and €6,406/m² according to Fotocasa (September 2026), up 19–21% year on year. Playa de Levante follows at around €4,400–4,550/m².
Where is it cheapest to buy in Benidorm?
The town centre (€2,818–2,850/m²) and Colonia Madrid (€2,855/m²), because of the age of the buildings. They are also where most renovations and the strongest appreciation are happening: Puerto is up 36% year on year.
Which area of Benidorm is best for investment?
For long-term letting, Rincón de Loix (rents €16.8/m², +8.7% year on year) and Pueblo Levante (€15.5/m²). For holiday letting, only tourist blocks in Levante or Poniente with a valid licence, because the Town Hall does not authorise individual flats in residential buildings.