New-build 2-bed with sea views, Res. Seagardens, Campoamor

The asset

A brand-new, never-occupied apartment on the fourth floor of Residencial Seagardens in Dehesa de Campoamor, Orihuela Costa. Two bedrooms, two bathrooms, an open kitchen and living room, and a balcony terrace looking over the pools towards the Mediterranean. Built 2025, energy rating A, with a private garage space and a storage room included.

The residence is one of the better-equipped new builds on this stretch of coast: outdoor pools, a heated indoor pool usable all year, a gym, a residents lounge and a children's play area. Playa de Campoamor is about 1.1 km away; supermarkets, restaurants, several golf courses and La Zenia Boulevard are a short drive.

Our preliminary numbers

These are estimates from our screening model, published before a full analysis. They use the VITA Host income estimate for this unit, public market data and standard cost assumptions, and they will change once we verify the property's licence position, IBI and the developer's exact purchase costs.

All-in purchase cost (new build, buyer pays):

• Asking price: €339,900
• IVA on new residential property, 10%: €33,990
• Stamp duty (AJD) in the Valencian Community, 1.5%: €5,100
• Notary, land registry and legal fees, about 1.5%: €5,100
• Furniture and equipment for rental: €8,000
• Estimated total: about €392,000

Holiday rental income. Our starting point is the VITA Host income estimate for this apartment, built from Orihuela Costa nightly rates, monthly Torrevieja occupancy data and the results of apartments VITA Host manages on Airbnb: 257 booked nights a year (70%), an average of €132 a night, from €100 in winter to €192 in August, €33,900 gross.

Target case, used in the headline. A new sea-view unit in a resort with a heated indoor pool should price above the average Orihuela Costa listing, so we model 20% above that estimate: €40,700 gross, equivalent to about €158 a night at the same occupancy.

Cleaning is charged to guests and is not included in either column.

After non-resident tax. EU residents pay 19% IRNR on net income: about €21,000 a year, 5.4%, in the target case. Non-EU residents pay 24% on gross income with no deductions: about €16,200 a year, 4.1%.

Long-term rental, fallback. At around €1,200 a month: €14,400 gross, about €2,400 of owner costs, €12,000 net, or 3.1%, with far less operational work and no licence dependency.

What to check before buying

• Tourist licence. Valencian rules now require the community statutes to allow holiday lets and the town hall to confirm compatibility. Many new residences restrict them. Every holiday rental figure above depends on it; until it is confirmed, the long-term case is the safe fallback.
• Non-resident tax. EU residents pay 19% IRNR on net rental income; non-EU residents pay 24% on gross income with no deductions. The after-tax figures above show the difference.
• Capital value. At about €3,580 per m² this is priced as a premium new build. The investment case here is capital preservation, quality and lifestyle use more than yield.

Our view

A well-built, liquid apartment in a sought-after residence, that can earn a solid holiday rental return under professional management while holding its capital value. The yield depends on the licence and on management quality more than on the purchase price. Ask us for the full model to see cash and mortgage scenarios, the exact tax position for your country of residence and the exit value.

Purchase, legal and tax support through Sarah Katerina; rental management through VITA Host.