Home renovations in Benissa
Benissa has two halves: an old town on a hill, with the largest share of pre-1971 properties among the towns we cover, and a coast of coves at Benissa Costa lined with villas. We renovate both for owners who live abroad.
By Ross Alinari · Last checked · Editorial policy · How we check facts
We cover Benissa and nearby
The municipality stretches from the old town on its hill down to the coves at Benissa Costa and inland across the partidas towards the Serra de Bèrnia:
- The old town
- Benissa Costa, including La Fustera
- Les Basetes marina, on the Calpe border
- The inland partidas towards the Serra de Bèrnia
Neighbouring towns: Calpe, Moraira, the Jalón Valley.
We are based in València (Av. de Francia 2), about 1.25–1.75 h from Benissa by road (about 112 km). Site visits by appointment.
What homes in Benissa need
Benissa is the town where old buildings matter most. Almost a quarter of its properties predate 1971, more than anywhere else we cover (see the local facts below), and many of them are in the hilltop old town. A stone townhouse there needs a different approach from a coastal villa: what the walls are made of, what has been altered over the years, and whether the Ajuntament treats the building as protected.
Down on the coast, Benissa Costa is a run of coves with villas above them. Across the municipality, nearly half of all properties date from 1971 to 1990, and a villa of that age usually needs its wiring, plumbing, windows and terraces renewed, on top of coping with the salt air of a house close to the sea.
Inland, the partidas run towards the Serra de Bèrnia. For a country house there, we plan access for deliveries and materials as part of the job from the first visit.
Renovation services in Benissa
Work here ranges from stone townhouses in the old town to coastal villas and country houses in the partidas.
- Full renovation
- Kitchen renovation
- Bathroom renovation
- Villa renovation
- Apartment renovation
- Extensions
- Holiday-let refresh
- Renovate to sell
- Property care
- Repairs
- Handyman and small repairs
We work with local architects, interior designers and structural engineers.
Benissa: local facts
- Residents
- 12,524 live in Benissa, 39.5% of them foreign nationals, led by the British (923), Germans (619), Dutch (443), Belgians (319) and French (176) (1 January 2025). (INE, 1 Jan 2025)
- The oldest housing we cover (2011 census)
- 24% of properties (inmuebles) in the 2011 census of buildings predate 1971, a higher share than in any other town we cover; 49% date from 1971 to 1990 and 27% from 1991 to 2011. (INE Census of Buildings 2011)
- Part-time homes
- 55% of dwellings were second homes or empty (2011 census). (INE Census 2011)
- Tourist dwellings (May 2026)
- INE estimated 856 tourist dwellings across Benissa in May 2026. This experimental count describes the whole municipality, not just Benissa's neighbourhoods. (INE, May 2026)
- Tourist accommodation capacity (May 2026)
- The same municipal estimate records 5,820 tourist accommodation places in May 2026; it is a capacity estimate, not a count of bookings or a licensing register. (INE, May 2026)
Checked:
Planning and heritage in Benissa
- General plan
- Planning in Benissa still rests on the PGOU of 1982. In July 2026 the Ajuntament put the initial version of a new Plan General Estructural out for public comment. (DOGV 2023; Ajuntament de Benissa)
- Listed buildings
- The Lonja de Contratación on Carrer Purísima is a Bien de Interés Cultural (1982) with a protected surrounding area, and the parish church of the Puríssima Xiqueta, built 1902–1919, is a Bien de Relevancia Local. (Generalitat Valenciana; Generalitat Valenciana)
- Serra de Bèrnia
- Decreto 103/2006 made the Serra de Bèrnia i el Ferrer a protected landscape of 2,843 ha across Benissa and Xaló. (Decreto 103/2006)
- The coast
- Benissa's coastline is 4 km long, and a coastal walking path follows all of it. (Turisme Comunitat Valenciana)
Checked:
Permits in Benissa
Benissa's old town holds some of the area's oldest buildings, so for a townhouse there we first ask the Ajuntament whether it is protected: the effect on heritage significance determines the relevant licence or declaración responsable route. On the coast, villas at Benissa Costa are among those where the Ley de Costas strip matters, and we check a plot's position before planning any outside work.
Permits are issued by the Ajuntament de Benissa. Electronic office of the Ajuntament de Benissa. · Our licence guide.
Away for the season?
Benissa has a larger share of pre-1971 homes than any town we cover, and over half its homes are not a main residence. Older houses closed up for months need airing and checking, especially after the autumn rain; we do both while you are away and repair what we find.
Questions owners ask about Benissa
Is Benissa Costa part of Benissa or Calpe?
Benissa. Benissa Costa is the municipality's coastline of coves, so permits there go through the Ajuntament de Benissa. Les Basetes marina sits at the border with Calpe.
I own an old townhouse in Benissa's old town. What should we check first?
Whether the building is protected, because that decides the licence route, and the state of its structure, roof and walls. Older stone houses often need more investigation before a fixed-price quote after a site visit is possible.
Do coastal rules affect my villa at Benissa Costa?
They can. Benissa Costa is one of the stretches where the Ley de Costas protection strip affects what can be done near the shore, so we confirm where your plot sits first.
Do you work in the countryside towards the Serra de Bèrnia?
Yes. The inland partidas are part of the municipality of Benissa, so permits go through the same Ajuntament. We plan access and deliveries for each property at the site visit.
Where Benissa is
Open Benissa in Google Maps (Opens Google's site; nothing from Google loads on this page.)
Sources
- Table 66323: population by municipality and nationality, 1 Jan 2025 (Censo anual de población 2025). INE. Checked .
- Census of Buildings 2011: buildings and properties (inmuebles) by year of construction, municipalities over 2,000 (table 2mun03). INE. Checked .
- Census 2011: dwellings by type (main, secondary and empty) by municipality (table 10mun03). INE. Checked .
- Experimental tourist dwellings and capacity by municipality, May 2026 (table 39363). INE. Checked .
- Ayuntamiento de Benissa: modificación puntual del PGOU de 1982 (DOGV núm. 9506, 5 January 2023). DOGV. Checked .
- El Ayuntamiento de Benissa somete a exposición pública la versión inicial del Plan General Estructural (20 July 2026). Ajuntament de Benissa. Checked .
- Lonja de Contratación, Benissa: Bien de Interés Cultural, monument (1982), with a protected surrounding area. Inventario General del Patrimonio Cultural Valenciano. Checked .
- Iglesia parroquial de la Puríssima Xiqueta y San Pedro Apóstol, Benissa (1902–1919): Bien de Relevancia Local. Inventario General del Patrimonio Cultural Valenciano. Checked .
- Decreto 103/2006: Paisaje Protegido de la Serra de Bèrnia i el Ferrer (2,843 ha in Benissa and Xaló). DOGV núm. 5305. Checked .
- Paseo ecológico litoral de Benissa: the 4 km of the municipality’s coast. Turisme Comunitat Valenciana. Checked .
- OSRM route service (drive-time estimates, plus about 30% for traffic). Project OSRM.