We've started strongly in what is destined to become an interesting year. Prices are still climbing, the commuter belt is absolutely flying, and from 1 June every resale buyer in the region gets a tax cut that improves the numbers on their purchase. However, don't put off your purchase until that date. Prices will rise by more than the 1% tax reduction between now and then. If you are able to make a deposit now at today's prices and complete after the 1st of June then go for it but many owners will want a quicker completion than that. Nevertheless , I'm pretty sure that there will be no completions in May, they will all wait until after the 1st of June. Let's take a look at what's happening in some of our favourite places. Here's what the data is showing at the moment and why.
The Money Flowing In
Real estate investment in the Valencian Community hit €1.684 billion in 2025, up 68% on the previous year, yes 68%, and nearly double what we saw just 3 years ago. Residential, student housing, build-to-rent and senior living accounted for €613 million of that, with retail assets taking another €580 million. Capital is clearly flowing into both homes and high-street locations, which tells you something about confidence in the region.
June 2026: Your Tax Bill Drops
From 1 June 2026, Property Transfer Tax (ITP) on second-hand homes drops from 10% to 9% on the first million euros, with 11% applying above that threshold. On a typical €400,000 resale, that's €4,000 saved in tax. The existing reduced rates of 3–6% for young buyers, protected housing and large families all stay in place, so if you qualify for those, you still get the benefit.
It's worth noting: this only applies to resales. New builds are subject to VAT, not ITP, so the June change doesn't affect them, they remain at 10%.
Valencia City: A Very Tight Market
Valencia consistently ranks as one of Spain's most attractive markets when you balance price growth, returns and quality of life. More importantly it also ranks first on the best places to live in the World on a regular basis. Forecasts for 2026 show continued growth of roughly 3–7% annually, healthy, but more moderate than we've seen in recent years. I disagree. Last year average estimations of price rises were similar and prices actually rose between 15-20% depending on whose figures you choose to believe. I think the rises will be higher unless something weird happens. Lack of supply, strong demand and low interest rates are the perfect storm for price rises.
Average asking prices sit around €3,200/m², and with demand as strong as it is, you're going to need to pay extremely close to that figure to get an offer over the line. The days of chipping 10% off asking prices are long gone if they ever really existed except in the aftermath of the Great Financial Crisis. If you want the property, you pay what the seller is asking or very close.
Even at those prices though, Valencia still delivers value compared with Madrid, Barcelona or most northern European cities.
Sagunto and Puerto de Sagunto: Port, Industry, Sea
Sagunto's average prices sit around the mid-€1,000s per m² with annual rises above 7%. Coastal pockets like Almardà with its dune lined beach already exceed €2,000/m², showing how seaside supply is being repriced as buyers discover what's been sitting there all along.
Rental demand is solid with few places available to rent and those that are available rent quickly, family houses command well over €1,400. The port, logistics platforms and industrial projects around Sagunto including the VW Battery Gigafactory underpin the fundamentals here.
Cullera: Beach Lifestyle with Proper Yields
Cullera's average asking price reached roughly €2,100/m² by the end of 2025 after almost 17% annual growth. That puts it above Sagunto but still competitive versus many Costa Blanca resorts and with it being the closest of those resorts to Valencia with direct train access it's becoming very popular.
Rents near €13/m² and estimated gross yields around 6–7% mean you can combine a seaside holiday home with a solid income stream, especially if you're targeting summer rentals in blocks close to the beach.
Campo de Turia: the Chalet Belt Explodes
North-West of Valencia, along the CV-35, the chalet belt of Bétera, L'Eliana, La Pobla de Vallbona and surrounding areas has experienced what local agents describe as a "subidón tremendo" – a massive jump in prices over the past two years, with an especially sharp rise in the last 12 months.
Continuous urbanisations from Paterna to Llíria, plus better roads and services, have turned this corridor into the default choice for families wanting houses with gardens within an easy commute of Valencia. I say easy but we are beginning to notice more traffic flare ups getting into the city as more and more people move to the area.
L'Eliana: Mature Suburb, International Magnet
L'Eliana now sits in the €2,200–2,350/m² range after mid-teens annual growth. Rents have climbed to around €12/m², with increases of more than 20% in a year if you can actually find anything available to rent.
The drivers are clear: detached homes, greenery, good schools, pools and excellent connections to Valencia. We see particularly strong American buyer interest here from families relocating who want space, a garden and proximity to international schools with a vibrant town centre giving them choice for shops, supermarkets, cafes, restaurants and bars.
La Pobla de Vallbona: The Fast Mover
La Pobla de Vallbona where I live, is one of the fastest-moving municipalities in Spain. Average asking prices jumped by just under 40% in 2025. Ridiculous.
Prime areas like Gallipont exceed €2,470/m², while more peripheral zones remain around €1,550–1,650/m². Rents near €9.80–11/m² when available show a market that's rapidly consolidating as a commuter and family option. I featured La Pobla in my substack article about the 15 minute city here.
Bétera: Golf, Metro, Schools
Bétera's prices moved past €2,100/m² in 2025, with annual growth above 25%. Rents in the €12–14/m² range reflect demand from professionals using the metro into Valencia, plus families drawn by golf, countryside and international-school catchment areas.
The metro connection is the key here. You're just over 30 minutes from the city centre, but you've got space, quiet and proper outdoor access.
Burjassot: Budget Entry Point
Burjassot remains comparatively affordable, with average sale prices in the €1,500–1,700/m² range and more modest annual growth despite its proximity to Valencia.
But rents around €11–12/m² are at record highs, supported by university campuses and quick metro links. For buy-to-let investors priced out of central Valencia, it's a pragmatic entry point that still delivers solid rental income.
What This Means
The Valencia region has now definitely moved from "undiscovered" to "discovered," and the data reflects it. Capital is flowing in, prices are rising across the board, and the June tax cut will make resales marginally more attractive.
If you're looking at Valencia seriously, the time to move is before everyone else finishes their research. You can do all of yours on our previous articles on the blog so just search through the related articles below and do a search through our site for any questions you may have.
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Our New Office
We have finally finished work on our new office and recording studio in La Pobla de Vallbona. Don't get too excited though, we won't be having too many meetings there. We'll continue to meet up in the city at any cafe that suits. We did our first recording there a few days ago with the main part of the podcast being recorded but it's a bit echoey at the moment so we'll be filling the area with some soft furnishings. Take a look at the front and recording studio below. This is where you'll find me when I need some peace and quiet to work.
Property of The Week
Large, well appointed properties in popular parts of the city are now stretching into Seven figures (and above) so for the same price why not consider a whole building that provides living space, lifestyle options, potential for income and real Bang for Buck, Kapow for Pound and Oooo for Euro.
Set on a perfectly peaceful street in En Corts and just a 500 Metre stroll to the centre of Ruzafa is this excellent Two Storey Building with 3 Separate Units, completely renovated, easy on the eye and sold as seen in the photos.
Key Ready from Day 1 to live in, rent out or both.
On the Ground Floor we find a large Apartment with Multi Purpose Reception Area, W.C, Two bedrooms both with En Suite Bathrooms, a spacious Living Area with Open Plan Kitchen that leads us to a large interior terrace whilst
one level up there are two self contained units, each consisting of Living Room, Open Plan Kitchen, Bedroom with En Suite Bathroom, to the front there are two balconies to watch the world go by, to the rear a larger terrace to dine and entertain.
Finally we move to the Roof Terrace, a wonderful space for exercise, hobbies, airing the linen or just to enjoy Valencia’s enviable climate and top up the Vitamin D.
A great investment thats worth a closer inspection. When will you be joining us?
Stepping Stones Rental of the Week
A true hidden gem tucked away just behind the historic Calle de la Paz. Perfectly positioned between the Túria Gardens, Colón high street, and the Old Town, this location really feels like a secret hideout, peaceful and private, yet right in the heart of everything. Finding a home here is like discovering a very fancy needle in a haystack.
This duplex apartment offers two spacious terraces, two bedrooms, and a generous living area complete with a fireplace. One of its most distinctive features is the mid-level kitchen and outdoor dining space, which feels straight out of a French country home and gives the property its unique, warm, and inviting character.
Ideal for a couple or a small family, and the best part? It's pet friendly! Step inside, take a walk through this special property, and secure it now for the summer months only.
If You Liked This
Then as usual check out more of our previous posts and content elsewhere. Just click on the images for more. We'll start with our podcast.
In this episode, recorded from our brand new office/studio, we cover:
- How 2026 is shaping up in Valencia (rising minimum wage, falling unemployment, and why Spain wastes less food than almost anywhere in Europe)
- A busy start at Valencia Property with January signings and a packed February ahead
- Our latest blog posts including the definitive Cost of Living in Valencia 2026 guide, our complete services menu, and why Valencia wins in 2026
- What we've been writing on Substack about 15-minute cities, living in Spain with EVs, and why "if not now, then when?" is no longer a rhetorical question
- An update from Stepping Stone Rentals and why Airbnb doesn't work for proper relocations
Plus, stick around for our second quiz where defending champion David takes on Gavin in a battle of Spanish knowledge covering Valencia towns, provinces, and Olympic gold medallists. The bar may be reassuringly low.
And then there are two bonuses, a roundup of reasons to move to Valencia in 2026 and interviews with some of our clients where they describe what happened to them moving to Valencia.
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