How much new build is really left between Alicante and Dénia

I counted homes, not adverts

Let me start with what surprised me. I was used to thinking the choice out there is huge: you open a portal and there are hundreds of listings. Then I put the price lists of the developers I work with into one table and counted something else: not adverts, homes that are actually free.

Here is what came out. Across the 31 projects where the developer shows availability unit by unit, 345 homes out of 1163 are still free. Seven in ten are already sold. And in many of those buildings the work is still going on: the cranes are up and there is almost nothing left to buy.

The overall figure on its own means nothing. It has to be broken down by home type, because the market has not sold evenly. That is exactly what decides whether you have a choice or not.

It reads simply. If you are after a three-bedroom flat, the whole area offers you eleven homes across four developments. If you want a two-bedroom garden apartment, there are seven. With houses the picture is different and calmer: 33 townhouses out of 67 across three developments, and 25 villas with a pool out of 44 across six.

That is why the conversation is different in each case. With villas you can compare calmly, negotiate and wait for the next price list. With three-bedroom flats there is nothing to wait for. Out of eleven homes you are hunting for the layout and aspect you need rather than choosing. In a month there may be eight.

And in individual buildings it gets tight for real: in one finished block in Villajoyosa a single garden apartment is left out of forty three.

Read alsoThe last homes in their building. Exactly the cases where the choice has already run out.

Where the conversation actually starts

The second question I hear most is how much money it takes to start. I will answer with figures instead of the word from: this is the cheapest available home of each format today.

Between the cheapest and the dearest format in this table there are 331 000 euros. And all of it is the same market within half an hour by car.

And here is the caveat, because without it the table misleads. The cheapest home on a list is almost never the best one: it is usually the ground floor facing a wall, or a north aspect, or the noisy side. I show it as a starting point, not as a recommendation.

There is one more thing an advert never tells you: what the price includes. Of the 41 options, I know the breakdown for 28. Parking is inside the price in twenty of them, a storage room in fourteen, a private pool in six. Two homes can carry the same price tag with thirty thousand euros of difference hidden right there.

Read alsoThe first look at the market. Today's five cheapest ways in, with areas and delivery dates.

For those who do not want to wait for the building site

Of the 41 options, nine are finished or hand over before the end of 2026. They run from 368 000 in Jávea to 670 000 in Calpe.

And here is the detail that changes the whole conversation: in seven of those nine, four homes or fewer are left. Which means someone who wants to move in this year is not choosing between nine projects. They are choosing between a dozen specific homes, and half of them will not work for them on floor, view or layout.

That is the difference between a brochure and a price list. The brochure stays the same all year and promises a wide choice. The list empties out. All nine are gathered in keys this year.

Why I count all of this again every week

A snapshot is only worth something while the figures are from this week. There is no point kidding yourself here, so I put the list date next to every number. Right now twenty options run on a September list, seven on an August one and fourteen are older. Those fourteen I am chasing with the sales offices. Until the new list arrives, the old date stays there in plain sight.

On Mondays I walk through the developers' folders, compare against last week and update the site. And I do not leave the selections fixed either: every week the criterion I group homes by changes. One week it is the entry price, the next it is private outdoor space, the next it is what hands over this year. So it is worth coming back: there is almost always a fresh angle on the same market.

And it is not only prices that move. A week ago Jávea was not in my snapshot at all, and now there are two finished buildings there, one of them down to a single home. You only see shifts like that by comparing snapshots against each other, which is why I never overwrite the old ones.

Read alsoWhat changed in a month. The October issue: the same developments counted again.

What to do with all this

First: there is less thinking time than a portal suggests. When one home is left in a building, the question is no longer which project to pick, but whether that particular layout works for you. That is a yes or a no, and there is nothing to negotiate.

Second: an advertised price and today's available price almost never match. The from in an advert usually refers to the home that sold first, right at launch.

Third, and this is the part people misread most. Your price is the same as at the developer's own sales office: his fee pays me, not yours. What changes is something else. Going direct you see one project's list. With me you see every project in the area side by side, and the choice of floor, view and aspect is on me. I have set it out with figures in why you are better off with me.

If you are looking at a particular area or format, write to me and I will send you the list of homes available today with the floor plans.