Guide · Market
Poles overtake Germans: who is buying homes on the Costa Blanca today
Author: Kamila Bukowska, founder of CASA READY · Updated: October 2026 · approx. 8 min read
Only a few years ago, the best-known foreign buyers on Spain’s Mediterranean coast were the British, Germans and Scandinavians. That picture is changing. This is not an advertising slogan but the result of official statistics from Spanish notaries and land registries: on the Costa Blanca, Poles now buy more homes than Germans. If you are considering a holiday home, a second residence or a long-term investment, this shift is worth a closer look.
In short
Yes, on the Costa Blanca. In 2024 Poles bought 2,933 homes in the province of Alicante, Germans 1,942. Across the Valencia region, Poles accounted for 7.25% of all foreign purchases in 2025, Germans for 5.81%. In Torrevieja, Poles are number one. Across Spain as a whole, Germans are still ahead.
From niche to the top: the Alicante figures
In 2018 Poles bought 575 homes in the province of Alicante, Germans 1,306 – more than twice as many. In 2022 came the leap to 2,218 purchases by Poles. In Q2 2023 Poles overtook Germans for the first time (634 to 604), and since the start of 2024 they have been ahead in every quarter for which the notaries have published detailed data.
2024 settled the matter: Poles +36%, Germans −11%. The Polish share of all foreign purchases in the province rose from 2.5% (2018) to 9.5% (2024). Across Spain, Poles bought a record 5,947 homes in 2024, 35% more than the year before.
Home purchases in the province of Alicante
Source: Colegio Notarial de Valencia, number of homes by nationality of the buyer.
Poles and Germans quarter by quarter (province of Alicante)
| Quarter | Poles | Germans |
|---|---|---|
| I/2023 | 527 | 538 |
| II/2023 | 634 | 604 |
| III/2023 | 527 | 500 |
| IV/2023 | 471 | 537 |
| I/2024 | 604 | 501 |
| II/2024 | 963 | 527 |
| III/2024 | 764 | 420 |
| IV/2024 | 602 | 494 |
| I/2025 | 580 | 453 |
| II/2025 | 644 | 547 |
Ranking of nationalities 2024 in the province of Alicante
| Rank | Nationality | Homes 2024 |
|---|---|---|
| 1 | United Kingdom | 3,594 |
| 2 | Netherlands | 3,328 |
| 3 | Belgium | 3,092 |
| 4 | Poland | 2,933 |
| 5 | Germany | 1,942 |
| 6 | Ukraine | 1,581 |
| 7 | Sweden | 1,400 |
| 8 | France | 1,320 |
31,010 home purchases by foreigners in 2024. Source: Colegio Notarial de Valencia.
The Valencia region and Spain as a whole
The land registries (Registradores) confirm the picture for the whole region. In 2025 Poles accounted for 7.25% of all foreign purchases in the Valencia region, which includes the Costa Blanca – fourth place after the Dutch, British and Belgians. Germans: 5.81%. In neighbouring Murcia, too, Poles are ahead of Germans (4.46% to 3.77%).
For Spain as a whole this is not yet the case: Germans 6.52%, Poles 4.25% (2025). But Germans buy elsewhere – in the Balearic Islands, for example, where they account for almost 40% of foreign purchases. On the Costa Blanca, Poles are stronger today.
The statistics count by nationality, so they include Poles who live permanently in Spain – not only investors.
Where Poles buy
Poles buy mainly in the south of the Costa Blanca. We have combined the purchase figures with the occupancy data from our location report:
| Town | Purchases by Poles 2024 | Occupancy (plan) | Nightly rate | Holiday licence |
|---|---|---|---|---|
| Torrevieja | 1,073 | 57% | 96 € | being granted |
| Orihuela | 473 | 55% | 124 € | no moratorium |
| Santa Pola | 210 | 57% | 123 € | no moratorium |
| Calp | 136 | 58% | 166 € | no general moratorium |
| Benidorm | 123 | 58% | 149 € | no moratorium |
| Guardamar del Segura | 119 | 54% | 111 € | check with the town hall |
| Alicante | 117 | 62% | 118 € | moratorium until 01/2027 |
| Pilar de la Horadada | 98 | 53% | 129 € | no moratorium |
Orihuela: mostly Orihuela Costa. Occupancy and nightly rate: plan scenario from the location report (AirDNA, 10/2025–09/2026). Licence status: October 2026 – always check with the town hall before buying.
The latest data from Q1 2026 confirm the strong position of Polish buyers:
| Town | Poles | Germans |
|---|---|---|
| Torrevieja | 220 | 101 |
| Santa Pola | 30 | 19 |
| Calp | 31 | 16 |
In Torrevieja and Santa Pola, Poles were the largest group of foreign buyers. Source: Portal Estadístico del Notariado.
Poles buy new builds more often
The statistics show something else of interest: in 2025, 39.84% of purchases by Poles in Spain were new builds. For Germans the figure was only 20.12%, for all foreigners 21.54%. Poles choose new builds almost twice as often.
New developments usually offer modern layouts, terraces, communal pools, parking and technology that make life easier for owners who do not live there all year. Homes with two bedrooms and two bathrooms suit couples, families and holiday letting.
New does not automatically mean better, though. For off-plan homes, check the developer, payment plan, bank guarantee, permits and completion date. For resale properties, the condition of the building and any renovation needs matter more. You will find the comparison in our guide New build or resale?
Why Poles buy in Spain
A home on the Mediterranean means time in Spain beyond the holidays: a mild climate, more than 300 days of sunshine and well-developed infrastructure.
Anyone who already owns property or savings in Poland spreads their wealth across a second market – in euros. That changes the risk profile but does not remove risk: prices can fall, and the EUR/PLN exchange rate affects the real cost and result.
Direct flights from many Polish cities. In July 2026 Poland was the third-largest foreign market at Alicante airport (around 125,000 passengers). Many purchases start with a recommendation from family or friends.
First a holiday home, later longer stays and, if the conditions are met, holiday letting. What makes sense and is permitted depends on the property, local rules and one’s own financial planning.
Does this mean you should buy now?
The growing number of Polish buyers is an interesting market signal, but not a sufficient reason to buy yourself. The Spanish market has its phases too.
In 2025 foreign purchases in the province of Alicante fell by 6%, at record average prices (€224,192 per home). In the first half of 2026 foreign purchases across Spain fell by 13%, those by Poles by only 6.6%. In the Valencia region, Poles stayed ahead of Germans.
For you as a buyer – whatever your nationality – strong Polish demand also has a practical side: when you sell later, the pool of potential buyers is larger, and more and more holiday guests come from Poland.
The conclusion: do not be guided by other people’s decisions, but by your own goals and a sound calculation.
Before buying, check the purchase costs (approx. 10–13%), the holiday licence and the taxes, and run the numbers for the specific property in our yield calculator.
Five questions before you buy
- What is my goal?A holiday home, a future second residence or a property that should mainly generate income?
- What is my real budget?On top of the price come taxes, notary and land registry fees and, where applicable, legal advice, financing and furnishing.
- Which area suits my plans?Torrevieja, Santa Pola, Guardamar, Calp and other towns differ in price level, infrastructure, tourist demand and surroundings.
- What will the running costs be?Community fees, insurance, local taxes, maintenance and any letting costs affect the return.
- Who looks after the home when I am not there?This is often underestimated: key handover, furnishing, internet, utility contracts and on-site support. If you let the property, licence, registration and taxes in Spain and your home country come on top.
Free PDF report
Polish buyers on the Costa Blanca 2026 – all figures in one report
Notary and land registry data 2018–2026, ranking of nationalities, eight towns with occupancy and licence status, and a checklist before you buy. Kamila will send you the report personally by email.
- Poles and Germans quarter by quarter
- 8 towns where Poles buy
- Occupancy, nightly rate and licence
- Five questions before you buy
Good guidance is more than brokerage
Buying abroad means making decisions in a market whose procedures are unfamiliar at first. I have personal experience of buying property in Spain, Poland, Germany and Dubai. I know the joy of finding the right home – and which questions matter before you sign.
CASA READY is not tied to a single developer. We say openly when a project does not fit your expectations or means. On request we also help after the purchase: with handover, furnishing, utility contracts and on-site support – these services are always agreed separately and explicitly. Who is responsible for what is explained in our guide Agent or developer?
Our goal is not simply a sold property, but a well-informed decision – and a home you will truly enjoy.
Your next step does not have to be a purchase
Tell us which area interests you, what kind of home you are looking for and what budget you have in mind. We help turn a first idea into a sound decision – in English, German or Polish.
Frequently asked questions
Do Poles really buy more homes than Germans?
On the Costa Blanca, yes. In the province of Alicante Poles bought 2,933 homes in 2024, Germans 1,942 (Colegio Notarial de Valencia). Across the Valencia region, Poles accounted for 7.25% of foreign purchases in 2025, Germans for 5.81% (Registradores). Across Spain as a whole, Germans are still ahead.
Where do Poles buy most?
In Torrevieja (1,073 homes in 2024), followed by Orihuela (mainly Orihuela Costa), Santa Pola, Calp, Benidorm, Guardamar del Segura, Alicante and Pilar de la Horadada.
How much do Poles pay for a home on the Costa Blanca?
In Q1 2026 an average of €263,106 in the province of Alicante – slightly more than Germans (€262,755). The average for all foreigners was €245,431.
Do Poles buy new builds more often?
Yes. In 2025, 39.84% of purchases by Poles in Spain were new builds, compared with 20.12% for Germans. What suits you better depends on your goals, not the age of the building.
Is the large number of Polish buyers an advantage for an investment?
It can be: when reselling you have more potential buyers, and when letting more Polish guests. But the return depends on location, price, licence and costs – not on popularity.
Does CASA READY guide the whole process in my language?
Yes. We guide you in English, German or Polish from choosing a home through the notary to handover. Services beyond brokerage, such as furnishing or utility contracts, are always agreed separately and explicitly.
Sources
- Colegio Notarial de Valencia / Centro Tecnológico del Notariado: Compraventa de Inmuebles de la provincia de Alicante, as of 13.11.2025 (valencia.notariado.org)
- Colegio de Registradores de España: Estadística Registral Inmobiliaria, Anuario 2025 (PDF)
- Observatorio del Turismo Residencial de la Costa Blanca: Informe de transacciones de viviendas por compradores extranjeros en la provincia de Alicante 2024 (PDF)
- Portal Estadístico del Notariado, Q1 2026, via El Español Alicante, 24.10.2026 (elespanol.com)
- Colegio Notarial de Valencia, province of Alicante 2025, via El Debate, 18.04.2026 (eldebate.com)
- Consejo General del Notariado, H1 2026, via idealista, 15.10.2026 (idealista.com)
- Alicante airport, July 2026, via Alicante Plaza, 16.08.2026 (alicanteplaza.es)
This guide is for general information only and does not replace individual legal, tax or financial advice.