Living in Benidorm: 2026 area guide
Benidorm is far more than a holiday resort: it has 77,221 registered residents (INE, 2025), the highest in its history, and an international population of around 35%. It offers Blue Flag beaches, 13 state primary schools and 3 international schools, the TRAM to Alicante and Dénia, and the airport about 46 minutes away by car. On the other hand, it is one of the most expensive areas on the Costa Blanca: an average of €3,824/m² in September 2026.
Key points
- 77,221 registered residents on 1 January 2025 (INE), the highest ever, around 35% of them from abroad.
- Average asking price: €3,824/m² in September 2026 (idealista), up 10.7% in a year; Poniente and Levante are the most expensive areas.
- 13 state primary schools, 5 secondary schools, 3 international private schools, a new health centre in Rincón de Loix and the TRAM to Alicante and Dénia.
Benidorm in figures
| Item | Figure | Source |
|---|---|---|
| Population | 77,221 (1 Jan 2025), up 3.5% in a year | INE |
| International residents | Around 35% (2024) | idealista/news |
| Summer population | Over 365,000 people on peak days (2023) | Town hall |
| Average asking price | €3,824/m² (September 2026), up 10.7% year on year | idealista |
| Alicante-Elche airport | About 54 km, around 46 minutes by car | Rome2rio |
| Blue Flag beaches | Levante, Poniente and Mal Pas | Town hall |
Where it is and how to get there
Benidorm sits in the middle of the Marina Baixa, between Alfaz del Pi and Albir to the north and Finestrat and Villajoyosa to the south, with the Sierra Helada as its natural northern boundary. It is reached by the AP-7 motorway and the N-332.
- Alicante-Elche airport: about 54 km, around 46 minutes by car; around 1 hour 20 minutes by direct bus (Alsa line 520).
- TRAM: line 1 links Benidorm with Alicante and line 9 with Altea, Calpe and Dénia; you change between them at Benidorm station.
- In town: local buses and, in the centre, a Low Emission Zone: before driving in, read our guide to Benidorm's ZBE.
Driving distances from the town hall (approximate, without traffic):
| Destination | Distance | Time |
|---|---|---|
| Marina Baixa Hospital (Villajoyosa) | 10 km | 15 min |
| Alicante (centre) | 46 km | 40 min |
| Alicante-Elche Airport | 54–60 km | 45–50 min |
| Valencia (centre) | 139 km | 1 h 40 min |
Climate
As a reference, at the AEMET weather station in Alicante, about 40 km away, the average annual temperature is 18.3 °C, the average high in August is 30.8 °C and the average low in January is 6.3 °C. There are around 2,851 hours of sunshine a year (7.8 a day on average; 10.6 a day in July) and 311 mm of rain, with very dry summers and most of the rain in autumn.
Average high temperature and daily hours of sunshine, by month
Who lives here
The registered population has grown from 66,642 in 2016 to 77,221 in 2025, with 2,558 new residents in the last year alone: the third-fastest-growing town in Spain, according to INE. The town hall estimates the real population is higher, as many foreign residents do not renew their registration (padrón) in time.
Around 35% of residents are from abroad. The British community is the largest, followed by Colombians and Romanians, with sizeable communities from Pakistan, Ukraine and Russia. In summer, the population can grow fivefold.
Neighbourhoods
The main areas of Benidorm (map: © OpenStreetMap contributors)
- Poniente: a quieter, family beach with newer buildings. The most expensive area (€4,947/m² in September 2026) and the one whose population has grown most.
- Levante: the Benidorm everyone knows, with its promenade, hotels and year-round atmosphere. €4,500/m².
- Rincón de Loix: at the end of Levante, lively nightlife at the lower end and quieter residential streets higher up. €3,448/m².
- Old town and Port: narrow streets, tapas, the Balcón del Mediterráneo viewpoint and the patron saint fiestas. Port area: €3,937/m².
- Town centre: the residential heart of the town, with services, schools and local shops. The most affordable option: €2,855/m².
The Balcón del Mediterráneo, in the old town
Property prices and trends
According to idealista, the average asking price in Benidorm was €3,824/m² in September 2026, 10.7% more than a year earlier, compared with €2,767/m² for Alicante province as a whole. The gap between areas is large: almost €2,100/m² separates Poniente from the town centre.
Other indices confirm the rise, with different figures because they measure different things: fotocasa puts the asking price at €4,156/m² in October 2026 (+19.0% year on year), while Tinsa, which measures valuations, gives €2,870/m² for the third quarter (+8.6%). Asking prices are a guide: the final price depends on negotiation, floor, views and condition.
Annual running costs
Benidorm's property tax (IBI) is charged at 0.82% of the cadastral value, and the average bill for a home is around €495 a year before discounts (guiafiscal.es, 2026). The rubbish collection charge is a fixed amount by area: under the rates approved in 2024 it ranges from about €189 to €218 a year. On top of this come community fees, which depend on each building: ask the seller for the latest bills before you buy.
Schools
More than 10,000 pupils started the 2025-2026 school year in Benidorm's publicly funded schools. The town has:
- 13 state infant and primary schools (CEIP): Ausiàs March, Bautista Lledó, El Murtal, Els Tolls, Gabriel Miró, La Cala, Leonor Canalejas, Mestre Gaspar López, Miguel Hernández, Puig Campana, Serra d'Aitana, Serra Gelada and Vasco Núñez de Balboa.
- 5 state secondary schools (IES): Bernat de Sarrià, Mediterrània, Beatriu Fajardo de Mendoza, L'Almadrava and Pere Maria Orts i Bosch.
- State-subsidised: Colegio Nuestra Señora de los Dolores.
- International private schools: Colegio Internacional Lope de Vega, Costa Blanca International College and Oakwood British School.
Healthcare
Benidorm has several public health centres, including La Cala and the new Rincón de Loix health centre, opened in March 2026 after an investment of around €5.5 million and serving more than 23,000 patients. The area's public hospital is Hospital Marina Baixa in Villajoyosa, which is being expanded. The private IMED Levante hospital is in Benidorm itself.
Leisure and daily life
Mal Pas cove, between the old town and Levante
- Beaches and coves: Levante, Poniente and Mal Pas, with Blue Flags, and the coves of Tío Ximo and l'Almadrava.
- Nature: the Sierra Helada Natural Park, with walking routes between Benidorm, Alfaz del Pi and Albir, and Benidorm Island, reached by boat.
- Entertainment: theme parks (Terra Mítica, Aqualandia, Mundomar and Terra Natura), concerts, the Benidorm Fest and restaurants open all year round.
- Tradition: the old town and the patron saint fiestas in November.
Benidorm by night: the illuminated seafront
Nightlife: Benidorm is lively all year round, not just in summer. The old town has tapas and wine bars on Calle Santo Domingo and nearby streets; between Levante and Rincón de Loix is the nightlife area popular with British visitors, and the Benidorm Palace offers dinner shows. If you want peace and quiet, check how far the property is from these areas before you buy.
Market and shopping: the municipal street market is held on Wednesdays on the Mercasa esplanade, next to the Guillermo Amor sports complex. For bigger shopping trips, La Marina shopping centre is in Finestrat, next to Benidorm.
Sport: golf at Villaitana, with two courses (Levante and Poniente); the Club Náutico de Benidorm in the port; and walking routes in the Sierra Helada and along the Levante and Poniente promenades.
Mediterranean food: tapas and rice dishes
What it means for you
Benidorm suits people who want year-round services on their doorstep, good connections and a social life, and those looking for rental or investment property in a town with constant demand. For families, Poniente and the town centre combine schools with more moderate prices; for retirees and seasonal residents, Levante and Rincón de Loix have everything close by. If you want peace and quiet, compare with the neighbouring towns, which offer more space at lower prices.
Frequently asked questions
How many people live in Benidorm?
77,221 on 1 January 2025, according to INE: the highest ever. In summer the population can grow fivefold.
How much does a square metre cost in Benidorm?
In September 2026 the average asking price was €3,824/m² (idealista), from €2,855/m² in the town centre to €4,947/m² in Poniente.
Are there international schools in Benidorm?
Yes: Colegio Internacional Lope de Vega, Costa Blanca International College and Oakwood British School, plus 13 state primary schools and 5 secondary schools.
See our flats and apartments for sale in Benidorm. Own a home in Benidorm and thinking of selling? Find out what it is worth with our free valuation.
We specialise in Alfaz del Pi, Albir, La Nucía, Altea, Benidorm and Finestrat, with our office in Albir. Call +34 965 064 440 or WhatsApp +34 601 868 660.
Sources:
- INE vía Alicante Plaza — Benidorm registra la mayor población de su historia con 77.221 habitantes (03/12/2025)
- idealista/news — Population of Benidorm in 2025: summer and foreign residents (21/01/2026)
- idealista — Informe de precios de venta, Benidorm (septiembre 2026)
- fotocasa — Índice de precios de la vivienda en venta, Benidorm (octubre 2026)
- Tinsa — Precio de la vivienda en Benidorm, 3T 2026
- Ayuntamiento de Benidorm — Centros escolares (abril 2026)
- Ayuntamiento de Benidorm — Más de 10.000 alumnos inician el curso (08/09/2025)
- Ayuntamiento de Benidorm — El nuevo centro de salud del Rincón de Loix atiende a más de 23.000 usuarios (09/03/2026)
- Visit Benidorm — Hospital IMED Levante
- Visit Benidorm — Playas y calas
- Ayuntamiento de Benidorm — Levante, Poniente y Mal Pas renuevan la bandera azul
- Rome2rio — Benidorm a El Altet (aeropuerto de Alicante-Elche): distancia y tiempos (consultado 12/11/2026)
- Alicante Plaza — Transbordos entre las líneas 1 y 9 del TRAM en la estación de Benidorm
- AEMET — Valores climatológicos normales, Alicante (1981-2010)
- OpenStreetMap / OSRM — rutas en coche desde el Ayuntamiento de Benidorm (consultado 12/11/2026)
- guiafiscal.es — IBI en Benidorm 2026
- Alicante Plaza — Benidorm aprueba la nueva tasa de basura dividida en 16 barrios (30/09/2024)
- El Periòdic — El mercadillo municipal vuelve a Mercasa (01/08/2025)
- Comunitat Valenciana Turismo — Meliá Villaitana Golf
- Comunitat Valenciana Turismo — Club Náutico de Benidorm
Image gallery
