Cotobro
€3,611/m²Asking price, July 2026250.000 - 580.000 €Implied for a 70 to 160 m² homeAsking prices are above the municipal figure.
Coastal
27.544
Population
20.3%
Foreign residents
€3,188
Avg €/m²
Updated 19 Sept 2026How we source our data →
Living in Almuñécar
Almuñécar is a town on the Costa Tropical, in Granada province rather than Almería, and its housing market behaves accordingly. Idealista's July 2026 asking price per square metre is more than three times Adra's, along the same coastline, and about a fifth above Mojácar's. The land around it is open-air subtropical orchard, custard apple, avocado and mango, not plastic greenhouse: the Junta's 2021 cartography records a single hectare of greenhouse in the municipality.
The municipal register counted about twenty seven and a half thousand residents at 1 January 2025. On the same date, from the same register, the Junta's statistics office counted foreign nationals at roughly a fifth of that. The largest group is British, but at under a sixth of all foreigners, so the foreign population is far more mixed than Mojácar's, where the British are about half. Second and later nationalities are not published.
Asking prices rose by about a seventh in the year to July 2026 but slipped between June and July. La Herradura is a district of this municipality, not a separate town: any population, school or health figure for it is Almuñécar's. There is no railway on the Granada coast, no weather station publishing normals, and the reference hospital is in Motril.
The verdict
Honestly considered, both sides.
The upside is real. So is the downside. Both matter more than any brochure will admit.
The case for
Open-air subtropical orchard, not plastic greenhouse
The Junta's 2021 greenhouse cartography records a single hectare in Almuñécar against nearly two thousand in Roquetas de Mar. Its farming is custard apple, avocado and mango, and the Junta named it in 2025 as a key Costa Tropical district alongside Motril.
A mixed foreign population rather than one enclave
Foreign nationals were about a fifth of residents at 1 January 2025. The largest group is British but under a sixth of all foreigners, so no single nationality dominates as it does in Mojácar, where the British are about half.
A British-curriculum school authorised in the municipality
Almuñécar International School, at Urbanizacion Los Pinos, was authorised by the Junta in May 1993 to teach the British system at nursery, infant and junior level. No equivalent authorisation was found for Mojácar, Roquetas de Mar, Almería or Adra.
Untolled motorway access along the coast and inland
The A-7 runs along the coast and the A-44 links the Costa Tropical to Granada. Neither appears on the Ministry's list of state toll motorways, and no tolled section exists anywhere in Granada or Almería province.
District-level price data for four neighbourhoods
Idealista publishes separate series for Almuñécar Centro, Cotobro, La Herradura and Velilla, so a buyer can compare within the municipality rather than rely on one average. Cotobro is the dearest, about an eighth above the municipal figure; Centro is below it.
The case against
Asking prices more than three times Adra's
Idealista's July 2026 municipal figure is more than three times Adra's and about a fifth above Mojácar's, on the same coastline. It rose by about a seventh over the year. A buyer priced out here is not priced out of the coast.
No railway anywhere on the Granada coast
Almuñécar and La Herradura have no station, and there is no coastal line east of Málaga. The nearest station in any direction is inland. We publish no journey times because no operator publishes them.
No weather station publishes climate normals here
AEMET's normals cover only principal stations, and Granada province has two, both inland. Motril Puerto, the nearest coastal station, returns an empty table. We do not print a climate table for Almuñécar, and we do not borrow one from Granada.
Reference hospital is in Motril, not the municipality
Almuñécar sits in the Area de Gestion Sanitaria Sur de Granada, whose hospital is Hospital Santa Ana in Motril. No hospital was found inside the municipality; SIMA records one health centre and three consultorios for 2025.
Granada-Jaen airport has a short route list
Aena's undated destinations page for Granada-Jaen lists eight destinations, only Amsterdam outside Spain, and seven airlines. Its dated business data gives thirteen routes in 2025. Almería's equivalent list runs to twenty seven, including nine British airports.
Editor's note
Where you might be better off elsewhere
Almuñécar suits a buyer who wants the subtropical end of this coast, a mixed rather than single-nationality foreign community and a British-curriculum school in the municipality, and who has accepted that asking prices here are more than three times Adra's and about a fifth above Mojácar's. It is the wrong answer for anyone who needs a railway, a published climate record or a hospital inside the town. The Granada coast has no railway, no AEMET station publishes normals for it, and the reference hospital is Hospital Santa Ana in Motril.
If price is the problem, Mojácar is cheaper per square metre, foreign nationals are about half its residents with the British about half of those, and Almería airport lists twenty seven destinations including nine British ones. Roquetas de Mar is cheaper again, with all three districts priced, though its foreign community is Romanian-led and its reference hospital is in El Ejido, with a local one reported under construction and no confirmed opening. Adra is cheaper still, and its asking prices fell over the year to July 2026. If rail matters, Cartagena, in Murcia, has Larga Distancia and Media Distancia trains.
Almuñécar on the map
Lifestyle data
Property market
€3,188
/m²
+14.9% year on year
Updated 31 Aug 2026
Access
GRANADA AIRPORT
Granada-Jaen Federico Garcia Lorca · GRX
0+ direct routes
Top direct
AmsterdamAsturiasBarcelonaGran CanariaMadridMelilla
Community
20.3%
Foreign residents
INE Annual Population Census, nationality basis, 1 January 2025
Leading nationality among foreign residents: United Kingdom, 15.5%
IECA/SIMA municipal register, nationality basis, 1 January 2025
Amenities
0
Int. schools
0
Hospitals
Almuñécar neighborhoods
Where to live and what to expect at each price point.
La Herradura
€3,315/m²Asking price, July 2026230.000 - 530.000 €Implied for a 70 to 160 m² homeA settlement within the municipality of Almuñécar with its own price series, indexed as a district rather than a town: every figure for it other than price is Almuñécar's.
SettlementCoastal
Velilla - Velilla Taramay
€3,289/m²Asking price, July 2026230.000 - 530.000 €Implied for a 70 to 160 m² homeIt is priced above the municipal asking figure, and rising at about the same pace as the municipality over the year.
BeachCoastal
Almuñécar Centro
€2,959/m²Asking price, July 2026210.000 - 470.000 €Implied for a 70 to 160 m² homeIt is priced below the municipal asking figure, and it is rising faster than the municipality over the year.
Central
Almuñécar FAQ
Honest answers to the questions buyers actually ask.
Is La Herradura a separate town from Almuñécar?+
No. La Herradura is a settlement inside the municipality of Almuñécar, and Idealista indexes it as one of Almuñécar's six districts with its own asking price series. That series stood a little above the municipal average in July 2026, up by about a ninth over the year but about a twentieth below its April 2026 peak. Everything else, population, foreign share, schools and health cover, is published only for the municipality as a whole. Any such figure quoted for La Herradura is Almuñécar's, and we say so.
How many neighbourhoods in Almuñécar have published prices?+
Idealista lists six districts for Almuñécar and four of them carry a price in July 2026: Almuñécar Centro, Cotobro, La Herradura and the Velilla and Velilla Taramay district. The El Rescate and Rio Seco district and the Torrecuevas and Lomas del Gato district are listed without a figure. Cotobro is the dearest, about an eighth above the municipal average, and Centro the cheapest of the four, a little below it. All four rose over the year, Centro by more than a fifth and La Herradura by about a ninth.
Are house prices in Almuñécar still going up?+
Over the year to July 2026 the municipal asking price rose by about a seventh. Month by month the picture is less tidy: the series climbed without a single fall from July 2025 to a high in June 2026 and then slipped back in July. La Herradura's own series peaked in April 2026 and had fallen about a twentieth by July. One soft month is not a trend, but a buyer negotiating in autumn 2026 should know that the most recent movement was down, not up.
Who lives in Almuñécar?+
The municipal register counted about twenty seven and a half thousand residents at 1 January 2025. The Junta's statistics office, from the same register on the same date, counted about a fifth of them as foreign nationals. The largest single nationality is British, but at under a sixth of all foreigners, so the foreign population is much more mixed than Mojácar's, where the British are about half. Only the leading nationality is published, so we cannot say who comes second. In Almería city and Adra the largest foreign group is Moroccan and in Roquetas de Mar Romanian.
Is there a train station in Almuñécar or La Herradura?+
No. Neither has a station, and the Granada coast has no railway of any kind; there is no coastal line east of Málaga. The nearest station in any direction is inland. No operator publishes a journey time from Almuñécar to any station, so we do not print one. For comparison, Almería has rail, but since 5 March 2024 its trains have terminated at Huércal-Viator with the final section into the city run by road, and from 6 September 2026 its Intercity to Madrid stops temporarily. Cartagena, in Murcia, has Larga Distancia and Media Distancia trains.
Which hospital covers Almuñécar?+
Almuñécar belongs to the Area de Gestion Sanitaria Sur de Granada, within the Zona Basica de Salud Almuñécar, which also covers Salobreña, Jete, Lenteji, Otivar, Guajares, Itrabo and Molvizar. The reference hospital for that area is Hospital Santa Ana in Motril. No hospital was found inside the municipality itself. The Junta's SIMA profile records one health centre and three consultorios for 2025, and SIMA carries no hospital field at all, so its silence is not evidence either way. This is a Granada health structure, separate from the Almería districts that cover the other towns on this coast.
What is the climate like in Almuñécar?+
We do not know from a primary source, and we say so rather than borrow a figure. AEMET publishes climate normals only for its principal stations, and Granada province has two, Granada Aeropuerto and Granada Base Aerea, both inland. Granada Aeropuerto sits at five hundred and sixty metres behind the Sierra and does not represent the coast. Motril Puerto, the nearest coastal station, returns an empty normals table. So there is no climate table on this page. The only station on this coast with published normals is Almería Aeropuerto, in Almería.
Are there British schools in Almuñécar?+
One is sourced. Almuñécar International School, at Urbanizacion Los Pinos, was authorised by a Junta order of 3 May 1993, published in the BOJA, to teach the British system to Spanish and foreign pupils at nursery, infant and junior level, with a maximum of one hundred and seventy five places at that date. We found no later order amending its levels or capacity, so we do not state what it offers today; check with the school. SIMA lists eighteen infant, nine primary, five secondary and four bachillerato centres in the municipality for the 2023 to 2024 school year.
What are the costs of buying property in Almuñécar?+
When buying property in Almuñécar, budget for property transfer tax (ITP) of 7%, plus roughly 3-4% in notary, land registry and legal fees. Agency commission is usually paid by the seller. On the mainland and the Balearics, new builds pay VAT (IVA) of 10% plus AJD stamp duty instead of ITP. Transfer tax is set by Andalucía rather than nationally, and reduced rates can apply for main homes and younger buyers.
What are the ongoing costs of owning property in Almuñécar?+
Annual property ownership costs in Almuñécar include IBI (property tax) of 0.4-1.1% of cadastral value, community fees (for apartments), rubbish collection tax (basura), utility bills, and property insurance. Budget approximately 2-4% of property value per year for all running costs. IBI is set by the town hall of Almuñécar within a national band, so it is municipal rather than regional.
What taxes do I pay when selling property in Almuñécar?+
When selling property in Almuñécar, you pay capital gains tax (plusvalía) on the profit at rates of 19-26% depending on the gain amount. Non-residents have 3% of the sale price withheld at completion. You may also pay municipal capital gains tax. Main residence exemptions may apply for residents over 65. Capital gains tax is national, so it is the same in Andalucía as anywhere in Spain. Plusvalia municipal is set by the town hall of Almuñécar and has had two calculation methods since the 2021 reform, so ask your lawyer which one is cheaper for you.
Can I still get a Golden Visa by buying property in Spain?+
No. Spain withdrew the Golden Visa property investment route in April 2025, so buying in Almuñécar no longer leads to residency. Non-EU buyers who want to live in Spain apply for a separate permit instead, most often the non-lucrative visa (proof of income and private health insurance) or the digital nomad visa (remote work for non-Spanish clients). Ask an immigration lawyer which route fits your situation before you buy.
Transfer tax rates as of August 2026. Rates are set per autonomous community and do change. Confirm the current figures with a Spanish lawyer or tax adviser before you budget.
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