September is the month when owners ask whether it is time to sell and buyers wonder whether they are too late. This year the answer comes with hard numbers: housing in the province of Alicante is up 20.7% year on year according to Tinsa, Alicante city is at an all-time high on the main portals and Benidorm has become one of the three most expensive municipalities in Spain. We have cross-checked the three sources that really matter (Tinsa, idealista and Fotocasa) so you have the full picture, neighbourhood by neighbourhood.
The headlines: what each source says
- Tinsa (appraisal values, Q2 2026): the province of Alicante stands at €1,979/m², 20.7% more than a year ago and only 1.4% below its bubble-era peak. Alicante city reaches €2,060/m² (+16.8%) and is now 5.1% above its 2007-2008 high. Benidorm, at €2,849/m², is the third most expensive municipality in Spain, behind only Marbella (€3,694) and Getxo (€3,609), and above its own 2007 peak in nominal terms.
- idealista (asking prices, August 2026): province at €2,759/m² (+7.1% year on year), Alicante city at €2,721/m², a record (+6.8%), and Benidorm at €3,807/m² (+12.6%).
- Fotocasa (September 2026): Benidorm at €4,138/m², 19.7% higher than a year ago.
The absolute figures differ, which is normal: Tinsa measures real appraisals and the portals measure asking prices. What matters is that all three agree on the direction and the intensity: double-digit rises on the coast and record highs in the capital.
Table by municipality (idealista, August 2026)
| Municipality | €/m² | Year on year |
|---|---|---|
| Benidorm | 3,807 | +12.6% |
| Altea | 3,486 | +2.5% |
| Calpe | 3,470 | +2.4% |
| Finestrat | 3,328 | +3.8% |
| El Campello | 3,201 | +6.0% |
| Alfaz del Pi | 3,128 | +11.2% |
| Villajoyosa | 3,072 | +12.2% |
| Orihuela (incl. Orihuela Costa) | 2,911 | +8.6% |
| Alicante city | 2,721 | +6.8% |
| Torrevieja | 2,553 | +9.9% |
| La Nucía | 2,507 | +12.5% |
| Sant Joan d'Alacant | 2,392 | -2.4% |
| Mutxamel | 2,218 | +14.0% |
| San Vicente del Raspeig | 2,089 | +13.3% |
| Elche | 1,946 | +12.0% |
| Aspe | 1,208 | +12.7% |
Two quick takeaways. First: the towns rising fastest are no longer the most expensive ones. Mutxamel (+14%), San Vicente (+13.3%), La Nucía (+12.5%) and Aspe (+12.7%) are absorbing the demand priced out of Alicante and Benidorm. Second: Calpe and Altea, which led the increases in 2024-2025, are now growing below 3%: they have hit a ceiling for now.
Alicante city, neighbourhood by neighbourhood
With an average of €2,721/m², the spread within the capital is huge. Playa de San Juan-El Cabo (€3,859/m²) and Centro (€3,651/m²) remain at the top. The middle band includes Parque Avenidas-Vistahermosa (2,572), Plà del Bon Repòs-La Goteta-San Antón (2,503, +1.6% in the month), Benalúa-La Florida-Babel-San Gabriel (2,433, +1.8% monthly, the fastest-rising district this summer) and San Blas-PAU (2,428). Below €2,100/m² are Campoamor-Carolinas-Altozano (2,010), Los Ángeles-Tómbola-San Nicolás (1,904), Villafranqueza-Santa Faz (1,852) and Virgen del Remedio-Juan XXIII (1,368). If your property is in Benalúa, PAU 5 or Playa de San Juan, we have dedicated analyses of each area.
Benidorm: Poniente is now close to €5,000/m²
idealista's breakdown by zone (July 2026) explains why Benidorm is where it is: Playa de Poniente €4,933/m² (+19.3%), Playa de Levante 4,421 (+9.1%), Puerto 4,073 (+36.2%, the strongest rise in the whole province), Rincón de Loix 3,442 (+15.6%), Pueblo Levante 3,279 (+11%), Pueblo Poniente 3,115 (+7.2%) and Centro urbano 2,850 (+12%). Fotocasa puts Playa de Poniente even higher, at €6,406/m². We have prepared a complete guide to Benidorm's neighbourhoods with prices, buyer profiles and what each area is best for.
Rents are at record highs too
For investors, the other side of the equation: rents in Alicante city cost €13.9/m² per month (August 2026, +7.3% year on year, a record), with Playa de San Juan at 16.1 and Centro at 14.5. In Benidorm, €17.6/m² (July 2026, +5%), with Playa de Poniente at €20.9/m² and Rincón de Loix at 16.8 (+8.7%, the fastest-rising zone). An 80 m² flat in central Alicante rents today for about €1,150 a month; in Benidorm's Poniente, about €1,670. Against purchase prices of €2,700–4,900/m², gross yields sit between 4.3% and 5.4% before costs: lower than three years ago, because purchase prices have risen faster than rents.
What it means if you sell or buy now
If you sell: for most areas this is the best moment in the historical series, but the market now discriminates. The 12–20% rises in Benidorm or Villajoyosa are paid by international buyers; in the capital, with Euribor above 3% (explained here), the mortgaged buyer has a very clear limit and punishes inflated prices. Selling well in 2026 means listing at the price of completed sales, not of adverts. Start with a free online valuation or request the professional report within 24 hours.
If you buy: Tinsa's figure (province still 1.4% below the 2007 peak) suggests there is room left in mid-market areas, less so on the seafront. Mutxamel, San Vicente, La Nucía, Villajoyosa and Alicante's intermediate neighbourhoods are where growth continues without having reached coastal prices. And with the transfer tax now at 9% in the Valencian Community, calculate your costs carefully before making an offer.
Related reading: Alicante's July record, Villajoyosa prices and Calpe and Altea at record highs.
Frequently asked questions
How much is a square metre in Alicante in September 2026?
According to idealista, Alicante city stands at €2,721/m² (August 2026, a record, +6.8% year on year). By neighbourhood it ranges from €3,859/m² in Playa de San Juan-El Cabo to €1,368 in Virgen del Remedio. Tinsa puts the capital's appraisal value at €2,060/m², 16.8% higher than a year ago.
How much is a square metre in Benidorm?
idealista puts it at €3,807/m² in August 2026 (+12.6%) and Fotocasa at €4,138 (+19.7%). By zone, Playa de Poniente exceeds €4,900/m² and the town centre is around €2,850. According to Tinsa it is the third most expensive municipality in Spain.
Will property prices in Alicante fall?
Nothing in the 2026 data points to a fall: the province is up 20.7% according to Tinsa and 7.1% according to idealista, with scarce supply and strong international demand. What is visible is a slowdown in Calpe and Altea (+2.5%) and a shift of growth to nearby inland towns such as Mutxamel or San Vicente.
Is it a good time to sell my flat in Alicante?
Prices are at record highs and demand remains active, so yes, provided the asking price matches completed sales in the area. With Euribor above 3%, mortgaged buyers negotiate harder and overpriced flats go unsold.