Green, spacious and family-first, on the metro line out to the northwest.
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L'Eliana is where families go for a garden and a school run that does not involve traffic. It has a real town centre, plenty of sport, and a big international community. The metro reaches it, which sets it apart from the chalet developments further out.
The catch: A long way from city life. Without a car you will feel stuck.
A dozen questions about how you want to live, and we tell you which of the nineteen areas fits, what it costs, and what you would end up complaining about.
Take the two-minute quizThe same twelve measures on all nineteen pages, so two can be read side by side. Our own ratings, not official statistics.
| Getting around without a car | You will want a car |
|---|---|
| How central it is | A long way from the centre |
| Noise | Properly quiet |
| Going out in the evening | Almost nothing open after dinner |
| Green space | Parks and gardens on every side |
| The sea | No beach |
| With children | Built around families |
| English and the international crowd | A sizeable international crowd |
| Space for your money | Far more space for your money |
| Parking | Parking outside your door |
| What you would be renting | Larger suburban homes |
| The buildings | Later blocks with lifts and balconies |
We do not publish an asking price for L'Eliana, and that is deliberate. The portals have too few listings here to produce a local figure, so they quietly serve the province-wide average instead. Publishing that as a L'Eliana price would be a lie with a number attached, so no number appears here at all until we have one we believe.
A room in a shared flat averages about 400 EUR a month across the whole Valencia area, and that one is a city-wide figure, so it holds here.
A different measurement does exist for L'Eliana. The Spanish government's SERPAVI data, which records signed contracts rather than advertisements, put the median for the town at 684 EUR a month for reference year 2024.
Portals publish asking prices, what you will be quoted this month. The government publishes signed contracts, which include everyone who moved in years ago on a rent that never caught up. Both are true at once. Arriving now, budget against the asking price, and see why the two figures disagree for the longer version.
Asking prices in L'Eliana run around 2,700 EUR per square metre to buy. On the same benchmark sizes the rent figures use:
By the square metre that is the 16th most expensive of the 18 areas we hold sale data for, which is not the same as the cheapest to buy in: what a home costs here also depends on how big the homes are. Bands rather than exact numbers, for the same reason as the rents.
Most of what changes hands in L'Eliana is houses rather than flats, so the house band above is the one to read first.
The sale sample for L'Eliana is thin, so treat the bands above as a rough guide rather than a market rate.
Buying a resale home in the Comunitat Valenciana carries a transfer tax, ITP, plus notary, land registry and legal costs. The general ITP rate has been 9% since 1 June 2026, cut from 10% by Ley 5/2025; above 1,000,000 EUR the excess is taxed at 11%. Reduced rates of 6% and 3% exist for under-35 first-time buyers, large families and buyers with a disability, but all of them cap the property at 180,000 EUR, which is below almost every band on this page. A new build is different again: no ITP, but IVA at 10% plus AJD at 1.4%.
On a 780,000 EUR 289 m² house in L'Eliana, which is the middle of the band above:
So the costs on top come to roughly 9.5% to 10.2% of the price. Non-resident lenders generally go to 60–70% of value, so plan on finding 30% or more yourself. Since Spain's 2019 mortgage law the bank pays the AJD, the notary and the registry on the mortgage deed itself, and you pay the valuation.
The tax is not due at the notary: it is self-assessed on Modelo 600 within one month of the date of the deed, in calendar days. Most websites quote 30 working days, which is the national default and roughly two weeks too generous here. Rates checked 2026-08-10. This is market information and not tax, legal or financial advice, and the reduced rates in particular turn on personal circumstances we know nothing about. Confirm anything here with a lawyer before you sign.
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The belt northwest of the city where the international schools are, and where a house with a garden is the normal product rather than a flat. Godella and Rocafort are the closest in and the only ones here that work without a car. L'Eliana has a real town centre on the metro. Paterna and Bétera give you the most house for the money and assume a driveway.
Each sentence below is computed from the same data as the quiz rather than written by hand for the pair.
Leafy, affluent commuter towns on the metro, popular with international families.
Choose Godella instead and you get: Much older streets, a mix of old blocks and newer infill rather than later blocks with lifts and balconies, and you can live here without a car. Slightly less space for the money and a few more visitors about.
no comparable rent data
Space, golf and international schools at the far end of the metro line.
Choose Bétera instead and you get: A little more of the old town about it and houses with gardens rather than suburban houses. A little harder without a car.
no comparable rent data
The international-school belt: houses, gardens, and a car in the driveway.
Choose Paterna instead and you get: A little more of the old town about it, a little more of an everyday neighbourhood, and houses with gardens rather than suburban houses. A little harder without a car.
no comparable rent data
We publish Valencia's news in English every morning. The stories that named L'Eliana load here, live, so this is never a snapshot of the day the page was written. If nothing appears, read today's edition instead.
We do not publish an asking-price figure for L'Eliana. The property portals have too few listings here and quietly substitute the province-wide average, which is not the same thing, so we would rather say we do not know. The government's SERPAVI data, which records signed contracts rather than advertisements, put the median for the town at 684 EUR a month for reference year 2024.
Asking prices in L'Eliana run around 2,700 EUR per square metre, so roughly 145,800 to 178,200 EUR for a 60 square metre one-bedroom and 243,000 to 297,000 EUR for a 100 square metre three-bedroom. A house here runs 702,270 to 858,330 EUR at the 289 square metre median size actually on sale. That is the 16th most expensive of the 18 Valencia areas we hold sale data for. These are advertised prices, not what properties finally sell for.
On top of the price you pay ITP, the transfer tax on resale homes, which has been 9 per cent in the Comunitat Valenciana since 1 June 2026, plus notary, land registry, gestoría and legal fees. On a 780,000 EUR 289 m2 house, the middle of the range here, that is about 3,350 to 8,850 EUR in fees on top of roughly 70,000 EUR of tax, so around 854,000 EUR all in if you are buying outright. That is 9.4 to 10.1 per cent on top of the asking price; the cheaper the property, the higher that percentage goes, because a lawyer and a gestoría cost much the same whatever you are buying. If you are borrowing as a non-resident, lenders generally go to 60 to 70 per cent of value, so expect to find at least 30 per cent yourself as well. This is market information, not tax advice.
You will want one. L'Eliana has a rail or bus connection, so it is possible without, but daily life outside the immediate centre becomes a planning exercise.
Yes. L'Eliana is one of the areas families actually pick: parks and gardens on every side, properly quiet, and in the international school belt.
No beach. Entirely inland. If the sea is the reason you are moving, the beach barrios and the coastal towns are the honest answer instead.
Mostly. L'Eliana has a sizeable international community, so you will find English speakers without looking hard, but everyday services still run in Spanish and Valencian.
They are the same kind of place with different answers. Choose Godella instead and you get this: much older streets, a mix of old blocks and newer infill rather than later blocks with lifts and balconies, and you can live here without a car. Slightly less space for the money and a few more visitors about.
No. This is editorial guidance from a local newsletter, not legal, financial, tax or relocation advice. Rent and sale figures are market data and move constantly, and tax rates change: the ITP rate on this page changed in June 2026. Check anything that matters with a professional before you sign.
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