How fast new builds sell around Benidorm, and why it shows before prices do

Why price speaks last

An advert and a price list show the price. They do not show the pace. And the market changes precisely through the pace.

The order is almost always the same. First, homes stay on sale longer and the stock in developments grows. Then the developer launches offers: a reduced price until the end of the month, a gift, parking included. And only when the offers have not worked does the list itself move.

Whoever watches only prices sees the third step of three. When the market speeds up, the chain runs the other way: stock melts, offers disappear, the next list comes out higher. Whoever waits for confirmation from the price arrives at the new list.

An example from the end of September 2026. Minimum prices for five types of home in the area had not moved for three weeks. Meanwhile, out of every hundred flats and houses on sale, about four went in a month. The price is silent, but sales go on.

How I calculate the speed

There is one source: the price lists developers give to agents. The list shows which home is available, which is reserved and which is sold.

Each new price list of a project is an observation: the date, how many flats and houses there are in total, and how many of them are available. Two consecutive lists of the same project make an interval. The interval shows how many went between the two dates.

Now the key point. I do not average percentages across projects. I add up all the flats and houses that went and divide by unit-days: how many homes spent how many days on sale. That way a large development and a small one each enter the figure with their own weight.

The turnover of the two developments together: 4 ÷ 950 × 30 × 100 = 12.6% of stock per month. Separately, development A comes out at 11.25% and development B at 20%. A plain average of those two percentages would give 15.6%. The small building, where a single flat went, would pull the figure towards itself.

Read alsohow many new builds are really left in the area

What the figure shows now

As of 30 September 2026, stock turnover around Benidorm is 4.23% per month.

Put simply: out of every hundred flats and houses on sale, about four go in a month. At this pace and with no new phases, the area's stock would last about 24 months. That is a rough estimate, not a forecast.

A week earlier, as of 24.09, the figure was 5.91%. That does not mean the market has slowed. Three more projects and nine more intervals have entered the calculation, and the more projects it covers, the less the figure is overstated.

Flats and villas separately

Flats and villas sell at different speeds, so I count them separately. Townhouses go with flats. Developments where flats and villas share one price list are left out of this split.

For flats, about two of every hundred on sale go in a month. For villas, about ten. Villas move faster, but the sample is small: over three months five villas went in the calculation, and a single sale shifts the figure noticeably.

What it gives a buyer

Speed answers two questions that price leaves open. Is there any point in negotiating? And how much time do you have to decide?

If the area's pace is rising: there are fewer offers, the choice of floors and views narrows faster, and the next list is more likely to come out higher. Putting the decision off by a month at such a moment is expensive.

If the pace is falling: selling matters more to the developer than holding the price. There is room to talk about a discount, a gift or the payment schedule. It is not a guarantee, but it is a reason to ask.

If a development sells faster than the area, waiting for a discount there is pointless. If it sells slower, there is ground for negotiation.

I do not publish the speed of an individual development on the site. If there are less than two weeks between two lists, or fewer than two homes have gone, that figure is noise to me. A single sale over a short stretch inflates it beyond recognition. In a conversation with a client I use it when the stretch is long enough.

Read alsothe last flats in their buildings

What will come out every week

Every Monday in the channel's weekly summary: the area's stock turnover, separately for flats with townhouses and for villas, and how many projects are in the calculation. From December the market speed index will be added.

This article stays in place. The method lives here, and the weekly summaries will carry only the figure and a link to this page.

What it means for a buyer

The list price answers the question «how much». Speed answers «when and on what terms». Together they give a picture that is in no advert.

If you are looking at a particular development, tell me what you are after. I will show you how sales are going there against the area and tell you whether it makes sense to ask for a discount. Your price is the same as the developer's, and where there is room to negotiate, I do it for you.