Finestrat has changed enormously over the past decade. What was once a quiet hill village above Benidorm — known mainly to the Spanish who spent summer weekends in its older apartment blocks — has become one of the most sought-after addresses on the Costa Blanca for British, Dutch, Belgian and German buyers. Property prices have risen significantly, new developments have spread across the hillside, and the village itself has become genuinely international.
If you're considering buying in Finestrat — or have recently bought and are trying to understand your new home's wider context — this guide covers the honest picture: what the area offers, what it doesn't, how the property market works, and what foreign buyers most commonly overlook.
Finestrat is a municipality (municipio) in the province of Alicante, located about 5km inland from Benidorm and about 45km from Alicante airport. The municipality itself covers a significant area including the original hilltop village (pueblo), the coastal zone around Cala de Finestrat, and numerous residential urbanisations on the hillside between the village and the coast.
The appeal is easy to understand. The views from the hillside are dramatic — on clear days you can see the whole arc of the bay from Benidorm to Calpe, with the Puig Campana mountain rising behind. The area is close enough to Benidorm's infrastructure (hospital, large supermarkets, international airport connections) without being part of the resort itself. Property values have historically been lower than beachfront Benidorm for equivalent quality, though that gap has been narrowing.
What Finestrat is not: a beach destination. If walking to the beach is essential to your lifestyle, you're looking at the wrong area. The nearest beach — Cala de Finestrat, a pleasant small cove — is at the bottom of the hill and requires either a car or a willingness to tackle a significant gradient on foot. Most buyers who love Finestrat have made peace with this and value the hillside lifestyle, the views and the village atmosphere over direct beach access.
The most well-known and internationally recognised of Finestrat's residential areas. Sierra Cortina is a gated resort community with private security, communal facilities including pools and sports courts, and a strong mix of nationalities — predominantly British, Irish and Dutch. Properties range from small apartments to large villas. It has its own identity distinct from the wider municipality. Prices are higher than the surrounding area due to the security, maintenance and reputation.
A large urbanisation stretching down the hillside between the village and the coast. More mixed in character than Sierra Cortina — some areas are well-established and beautifully maintained, others are less so. Good value compared to Sierra Cortina for similar property sizes. Large foreign owner community, particularly Dutch and Belgian buyers.
The original hilltop village. Characterful old buildings, a few restaurants and bars, spectacular views, genuinely Spanish atmosphere. A small number of foreigners live here permanently, but it's not a holiday home hub. Properties in the village itself tend to be older and require more maintenance, but the setting is extraordinary.
Several large new developments have been built or are under construction in the municipality over the past five years, particularly on the slopes between the village and the coast. These typically offer contemporary apartments and villas with high energy efficiency ratings, modern finishes and communal facilities. They attract buyers looking for turnkey properties with no immediate maintenance concerns.
Finestrat has seen substantial price growth since 2020, driven by a combination of increased northern European demand (particularly post-pandemic), limited land availability for new construction, and growing international awareness of the area.
Indicative price ranges (these change quickly and should be verified with local agents):
The market has been active, with properties selling relatively quickly when priced correctly. The foreign buyer profile has also diversified — where British buyers dominated a decade ago, there is now substantial demand from Dutch, Belgian, German and increasingly Eastern European buyers.
Buying property in Spain as a foreign national is achievable and well-established, but it involves more steps than many buyers expect. Here's an honest overview.
A NIE (Número de Identificación de Extranjero) is a tax identification number for foreign nationals in Spain. You cannot complete a property purchase without one. Getting a NIE requires a visit to a Spanish police station or consulate, and the process takes a few weeks. Start this process early.
Most property purchases in Spain involve payment through a Spanish bank account. While not always strictly required, it significantly simplifies the process. Opening an account as a non-resident is straightforward with major banks (BBVA, Santander, CaixaBank).
Using an independent Spanish property lawyer (abogado) is not legally required but is strongly recommended. They will review the title deed, check for outstanding debts or charges on the property, verify planning permissions, and ensure the purchase process is clean. A good property lawyer for a standard purchase typically costs €1,500–2,500. This is not where to save money.
The typical Spanish purchase involves: initial offer and negotiation, private purchase contract (contrato privado de compraventa) with a deposit (typically 10%), and then completion at a notary (notaría) where the title deed (escritura) is signed and the balance paid. The process from agreed price to completion is typically 4–8 weeks.
The total purchase cost for a property in Spain exceeds the agreed price by approximately 10–13% for resale properties, or 10–14% for new builds. This includes:
Ongoing annual costs to budget for:
Many foreign buyers in Finestrat intend to cover some of their costs through holiday rental income. This is entirely realistic, but there are some important regulatory aspects to understand first.
Holiday rentals in the Valencia region require a tourist accommodation licence (Vivienda de Uso Turístico, VUT). The rules have tightened significantly over the past few years and the process has become more demanding. Properties in certain areas, certain building types (particularly those within comunidades that have voted against tourist rentals) may not qualify.
If rental income is part of your purchase rationale, verify the licensing situation for the specific property before purchase — not after. Your lawyer should check whether tourist rental is permitted and whether the communidad has passed any resolutions restricting it.
Several practical matters consistently catch new foreign owners off guard.
The summer heat. Properties in Finestrat, particularly newer builds with large glazed surfaces and flat roofs, can become extremely hot during July and August. Air conditioning is not a luxury — it's a necessity. Make sure your property has adequate, functioning AC before committing, and factor in running costs if you plan to keep it cooled during your absence.
Mountain road driving. If your property is on the upper hillside, access involves narrow mountain roads. Fine in dry weather in a normal car, but occasionally challenging in heavy rain (which can be sudden and intense) or if you're driving an unfamiliar hire car at night for the first time.
The community (comunidad). Most Finestrat properties are part of a community of owners. The community has rules, holds annual meetings, levies fees and makes collective decisions about shared areas. Attend meetings or ensure you have someone who can represent your interests. A poorly managed community can significantly affect property values and your enjoyment of ownership.
Remote management. If you're not going to be at the property most of the year, set up remote monitoring before you leave. Smart alarm, cameras, smart lock and leak sensors are the fundamentals. See our guide to managing your Spanish property from abroad for a full breakdown.
We work with new foreign owners throughout Finestrat and the Costa Blanca. If you've recently bought — or are about to — book a free consultation. We'll assess your property and recommend the most practical setup for remote management and security. Book your free consultation →
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