What to Look for When Buying a Reform on the Costa Blanca.

Buying a property reform on the Costa Blanca can be an incredible opportunity — whether you’re searching for a holiday home, an investment, or the perfect fixer-upper to turn into your dream Mediterranean retreat. But with opportunity comes risk, and not all reforms are created equal. Knowing what to look for will save you money, stress, and unexpected surprises down the line.

Here’s a clear guide to help you make a confident, well-informed decision when buying a reform property in the Costa Blanca.

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1. Check the Structural Condition First

Before worrying about kitchens, tiles, or paint colours, the foundations and structure must be sound.

Look for:

Cracks in walls (especially diagonal or widening gaps)

Damp patches, mould, or salty efflorescence

Sagging roofs or uneven floors

Old wooden beams showing rot or insect damage

Rusting rebar “bleeding” through concrete

If anything looks suspicious, get a structural survey. Rebuilding structure is always the most expensive part of a reform.

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2. Verify All Legal Documentation

Spain has strict building and land regulations, and older homes often have “creative” paperwork.

Make sure:

The property is correctly registered at the Registro de la Propiedad

All past building works have licences (licencia de obras)

There are no outstanding embargos, debts, or community fees

The land is classified correctly (urban vs rustic)

A good gestor or lawyer is essential here — never skip this step.

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3. Assess the Electrical & Plumbing Systems

Many Costa Blanca properties built before the 90s still have:

undersized electrical feeds

aluminium wiring

outdated fuse boxes

narrow plumbing lines

corroded pipes

Upgrading these systems is often necessary to meet modern European safety standards and high-usage lifestyles (air-con, electric ovens, pools, etc).

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4. Evaluate the Layout & Reform Potential

Some houses look great but have limited real potential.

Think about:

Can walls be moved?

Is the roof height suitable for insulation or skylights?

Can the terrace be extended?

Is there space for a pool?

Can you open the kitchen into the living area?

Properties with flexible layouts give you better long-term value and easier resale.

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5. Get a Transparent Cost Estimate

Reforms in the Costa Blanca vary wildly in price depending on:

location

access

materials

builder quality

town hall requirements

Look for companies that offer:

clear breakdowns

itemised estimates

no hidden charges

realistic timelines

AVOID quotes that are vague or suspiciously cheap — they almost always lead to cost overruns.

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6. Understand Town Hall Regulations

Each municipality (Javea, Moraira, Calpe, Denia, etc.) has its own rules on:

roof pitches

façade finishes

extensions

boundary walls

pool construction

pergolas and glazing

Before committing to a property, confirm whether what you want to build is even allowed.

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7. Check Orientation & Natural Light

On the Costa Blanca, orientation is everything.

South and south-east facing homes get the best winter sun, which affects:

comfort

heating costs

resale value

outdoor use

North-facing houses often stay cold and damp in winter — more heating, less enjoyment.

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8. Consider Noise & Surroundings

Walk the neighbourhood at:

morning

afternoon

late evening

Listen for:

dogs

bars

busy roads

fiestas

construction sites

A perfect house isn’t perfect if you can’t relax in it.

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9. Review Access & Parking

Look out for:

narrow streets (common in old towns)

steep driveways

limited turning space

shared access you don’t control

Poor access complicates reforms, increases costs, and affects daily living.

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10. Choose the Right Builder

A successful reform depends on the team you choose. Look for:

proven local experience

verifiable portfolio

clear communication

insured and licenced trades

transparency on timelines and costs

Companies that manage the entire process — design, licences, build, and finishes — tend to deliver the smoothest experience.

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Final Thoughts

Buying a reform on the Costa Blanca can be one of the smartest and most rewarding investments you’ll make — as long as you go in with your eyes open. By checking structure, legality, orientation, systems, and builder reliability, you can avoid the common pitfalls and focus on turning a tired property into your perfect Mediterranean home.