Central and everyday, just west of the old town. Better value than its neighbours.
Valencia Expat Daily is a free English digest of the city's news, plus the events, deadlines and openings worth knowing about. Five minutes, every morning.
Extramurs does the central thing without the price tag: you are a short walk from the centre, surrounded by ordinary shops and everyday life rather than tourists. It is the quiet compromise a lot of people arrive at after pricing up Ruzafa.
The catch: Less character and less nightlife than the barrios either side of it.
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 | Entirely livable without a car |
|---|---|
| How central it is | Right in the middle of the city |
| Noise | Calm most of the time |
| Going out in the evening | A handful of local bars |
| Green space | A park or two |
| The sea | No beach |
| With children | Good for children |
| English and the international crowd | A few foreign residents |
| Space for your money | Noticeably more space per euro |
| Parking | Parking is a daily problem |
| What you would be renting | Dense older city flats |
| The buildings | A mix of old blocks and newer infill |
Asking prices in Extramurs run around 17.5 EUR per square metre a month. On the benchmarks we use for all nineteen areas:
That is the 10th highest of the 17 areas we hold reliable asking data for. Bands rather than exact numbers, because a single figure would imply a precision we do not have.
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 Extramurs run around 3,743 EUR per square metre to buy. On the same benchmark sizes the rent figures use:
By the square metre that is the 7th 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.
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 225,000 EUR one-bedroom flat in Extramurs, which is the middle of the band above:
So the costs on top come to roughly 10% to 11.3% 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.
What happened in Valencia, what is on, and the deadlines and openings that actually affect you. In English, free, and written for people who live here.
Three rungs of one ladder. All three are central, walkable and quiet by comparison with Ruzafa; what changes is the price and the polish. L'Eixample is the handsome expensive one, Extramurs the everyday one a few streets west, La Saïdia the plainest and the cheapest, immediately across the river from the old town.
Each sentence below is computed from the same data as the quiz rather than written by hand for the pair. Percentages compare a one-bedroom flat.
Elegant, central and calm, right next to Ruzafa. The quality-of-life sweet spot.
Choose L'Eixample instead and you get: A noticeably smarter address, a bit more character, and old blocks with no lift rather than a mix of old blocks and newer infill. Less space per euro and about 22% pricier.
22% pricier on a one-bed
Working-class and unpretentious, just north of the river and close to everything.
Choose La Saïdia instead and you get: A bit more green, a little more of an everyday neighbourhood, and later blocks with lifts and balconies rather than a mix of old blocks and newer infill. A little further out and plainer streets.
much the same rent
We publish Valencia's news in English every morning. The stories that named Extramurs load here, live, so this is never a snapshot of the day the page was written. If nothing appears, read today's edition instead.
Advertised asking prices in Extramurs run around 17.5 EUR per square metre a month, so roughly 950 to 1,160 EUR for a 60 square metre one-bedroom and 1,580 to 1,930 EUR for a 100 square metre three-bedroom. That is the 10th highest of the 17 Valencia areas we hold reliable asking data for. A room in a shared flat costs about 400 EUR wherever you are.
Asking prices in Extramurs run around 3,743 EUR per square metre, so roughly 202,120 to 247,040 EUR for a 60 square metre one-bedroom and 336,870 to 411,730 EUR for a 100 square metre three-bedroom. That is the 7th 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 225,000 EUR one-bedroom flat, the middle of the range here, that is about 2,000 to 4,800 EUR in fees on top of roughly 20,000 EUR of tax, so around 247,000 EUR all in if you are buying outright. That is 9.9 to 11.1 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.
No. Extramurs works entirely without one. Valencia is flat and compact, the metro, tram and bus network reaches it, and most people here cycle or walk for daily life.
It works. Extramurs is a reasonable place to raise children without being built around them: a park or two, and calm most of the time.
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.
Some of the time. Extramurs has a few foreign residents and little English at the counter. Expect to use Spanish for the shops, the doctor and your landlord.
They are the same kind of place with different answers. Choose L'Eixample instead and you get this: a noticeably smarter address, a bit more character, and old blocks with no lift rather than a mix of old blocks and newer infill. Less space per euro and about 22% pricier.
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.
Every morning: what happened in Valencia, what is on, and the deadlines and openings that actually affect you. Extramurs included.
