Costa Blanca — Spain's "White Coast" — stretches over 200 kilometers along the Alicante province, from Denia in the north to Pilar de la Horadada near Murcia. While united by sunshine and Mediterranean beaches, the North and South offer distinctly different lifestyles, price points, and atmospheres.
Choosing between them is one of the biggest decisions you'll make when buying property here. Let's break down everything that matters.
Climate: Both Excellent, But Different
Both regions enjoy over 300 days of sunshine annually, but there are subtle differences that matter:
North Climate
- Summer: 28-32°C, occasional sea breezes
- Winter: 12-18°C, slightly more rain
- Rainfall: ~400mm annually
- Feel: Greener, more lush vegetation
South Climate
- Summer: 30-35°C, reliably hot
- Winter: 14-20°C, milder
- Rainfall: ~250mm annually (semi-arid)
- Feel: Drier, more reliable sun
Health Consideration:
The South, particularly around Torrevieja's salt lakes, is recognized by the World Health Organization as having one of the healthiest microclimates in Europe. Many people with respiratory conditions choose this area specifically.
Property Prices: Significant Difference
This is often the deciding factor. The North commands significantly higher prices for comparable properties:
| Property Type | North | South |
|---|---|---|
| 2-bed apartment | €250,000-400,000 | €150,000-250,000 |
| 3-bed villa with pool | €500,000-900,000 | €300,000-500,000 |
| Luxury villa | €1,000,000+ | €600,000-900,000 |
| Golf property | Limited options | €200,000-600,000 |
Why the difference? The North has more dramatic scenery, limited buildable land due to mountains, and a longer history of international property ownership. The South has more available land, more active development, and caters to a broader market.
Landscape & Beaches
North: Dramatic & Varied
Mountains meet the sea, creating stunning coastal scenery. Rocky coves, hidden beaches, and dramatic cliffs define the coastline. Towns cascade down hillsides with narrow streets and traditional architecture.
- • Peñón de Ifach rock in Calpe (iconic)
- • Montgo mountain overlooking Jávea
- • Crystal-clear coves in Moraira
- • Scenic drives along cliff roads
South: Open & Accessible
Flatter terrain with wide, sandy beaches stretching for kilometers. Salt lakes, dunes, and palm-lined promenades. More space, more development, easier access.
- • Guardamar's 10km dune-backed beach
- • Torrevieja's pink salt lakes
- • La Mata natural park beaches
- • Orihuela Costa's resort beaches
Beach Preference Guide:
Choose North if you prefer rocky coves, snorkeling, dramatic scenery. Choose South if you prefer wide sandy beaches, easy access, promenades, and beach bars.
Expat Communities & Demographics
North Community
- Size: Smaller, more established
- Nationalities: British, German, Dutch, Belgian
- Demographics: Older, more affluent, many retirees
- Integration: More Spanish feel, better integration
- Social: Quality over quantity
South Community
- Size: Larger, more active
- Nationalities: British, Scandinavian, Irish, Dutch
- Demographics: Mixed ages, working families
- Integration: More expat-focused areas
- Social: Clubs, groups, events abundant
Finding community: Both regions have thriving expat communities, but they feel different. The South has more British-style bars, English-speaking services, and organized expat activities. The North integrates more with Spanish life — you're more likely to need some Spanish, but also more likely to experience authentic local culture.
Golf: South Wins Decisively
If golf is important to you, the South is the clear choice. It has over 20 courses within easy reach, while the North has just a handful.
South Golf Courses
- • La Finca Golf (Algorfa)
- • Las Colinas Golf (Campoamor)
- • Villamartín Golf
- • Las Ramblas Golf
- • Campoamor Golf
- • La Marquesa Golf
- • Vistabella Golf
- • Lo Romero Golf
- • + many more...
North Golf Courses
- • Jávea Golf Club
- • La Sella Golf (Denia)
- • Altea Golf Club
- • Villaitana (Benidorm)
- • Limited options overall
Golf Property Advantage:
The South offers golf-front properties from €300,000 — a fraction of what equivalent golf properties cost elsewhere in Europe. If you want to wake up to fairway views, the South is where to look.
Airports & Transport
| Airport | To North Towns | To South Towns |
|---|---|---|
| Alicante (ALC) | 60-90 min to Jávea | 30-45 min to Torrevieja |
| Valencia (VLC) | 60-90 min to Jávea | 120+ min |
| Murcia (RMU) | 120+ min | 30-40 min to south |
Flight connections: Alicante Airport has the most routes and best prices for UK and Northern European flights. Both regions are well-served, but the South is closer to Alicante.
Car necessity: Essential in both regions for comfortable living, though the South has more walkable resort areas. The North's winding mountain roads are beautiful but can be challenging.
Shopping, Dining & Services
North
More traditional town centers with local shops and markets. Dining tends toward quality over quantity — excellent Spanish and international restaurants, but fewer options overall.
- • Jávea port restaurants (seafood)
- • Moraira's upmarket dining scene
- • Local markets in every town
- • Fewer big shopping centers
South
More commercial infrastructure. La Zenia Boulevard is one of Europe's largest open-air shopping centers. Abundant dining from casual to formal, with many British and international options.
- • La Zenia Boulevard (150+ stores)
- • Habaneras shopping center
- • Cabo Roig market (Saturday)
- • Abundant bars and restaurants
Healthcare: Both regions have excellent public and private healthcare. The South has more private clinics catering to expats in English. Torrevieja Hospital is a major facility serving the southern area.
Investment & Rental Potential
North Investment
- Capital growth: Historically strong
- Rental yields: Lower (3-4%)
- Rental type: Quality holiday lets
- Season: Shorter peak season
- Risk: Lower supply = stable values
South Investment
- Capital growth: Good, especially new builds
- Rental yields: Higher (5-7%)
- Rental type: Volume holiday + golf
- Season: Extended (golf year-round)
- Risk: More supply, but strong demand
Investment Tip:
For rental income, the South generally outperforms thanks to golf tourism and longer seasons. For capital preservation in a prestigious location, the North has stronger credentials.
Which Region is Right for You?
Choose Costa Blanca North if you:
- ✓Have a larger budget (€400k+ for villas)
- ✓Prefer dramatic scenery and mountains
- ✓Want a more traditional Spanish feel
- ✓Enjoy rocky coves and snorkeling
- ✓Prioritize prestige and exclusivity
- ✓Don't need golf on your doorstep
- ✓Are comfortable with some Spanish
Choose Costa Blanca South if you:
- ✓Want better value for money
- ✓Prefer wide sandy beaches
- ✓Golf is important to you
- ✓Want a larger expat community
- ✓Prefer English-speaking services
- ✓Want rental income potential
- ✓Like modern new build properties
Frequently Asked Questions
Which region has better weather?▼
Both have excellent weather with 300+ sunny days annually. The South is slightly warmer and drier, with a semi-arid climate. The North is marginally cooler and greener with a bit more rainfall. Most people find both comfortable year-round.
How much cheaper is the South than the North?▼
Generally 30-50% cheaper for comparable properties. A 3-bed villa with pool in Orihuela Costa might cost €350,000, while similar in Jávea would be €550,000+. The gap is even larger for premium properties.
Do I need to speak Spanish in either region?▼
In the South, especially expat areas like Orihuela Costa, you can manage with English for daily life. The North has fewer English-speaking services — some Spanish helps significantly. Both regions appreciate any effort to speak Spanish.
Which is better for families with children?▼
Both work for families. The South has more international schools, larger expat communities (easier for kids to make friends), and more affordable properties. The North offers a more integrated Spanish experience and generally more upmarket schools.
Which has better healthcare?▼
Both have excellent public hospitals and private clinics. The South has more private healthcare options catering to expats in English. Torrevieja Hospital in the South and Marina Alta Hospital in the North both serve large areas well.
Can I rent out my property in both regions?▼
Yes, but the South generally achieves better rental yields (5-7% vs 3-4%). Golf properties in the South rent year-round. The North has a shorter peak season but can command premium rates for quality properties.
Ready to Explore?
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