Vega de Acá - Nueva Almería - Cortijo Grande
180.000 - 410.000 €Indicative guide pricesIt is priced above the municipal asking figure, and it is rising faster than the municipality over the year.
Residential
205.468
Population
19°C
Annual mean
12.2%
Foreign residents
€1,793
Avg €/m²
Updated 19 Sept 2026How we source our data →
Living in Almería
Almería is the capital of its province and a working Spanish city of a little over two hundred thousand people, with a state port, a university hospital and an airport inside the municipal boundary. It is not a resort, and a reader arriving from a Costa Blanca or Costa del Sol search should reset expectations. The fact to hold onto is rail. The city has a station, but trains have not reached it since 5 March 2024. They stop at Huércal-Viator, inland, and the last section runs by road. From 6 September 2026 the Intercity to Madrid stops altogether.
The municipal register counted 205,468 residents at 1 January 2025. Foreign nationals numbered 24,985 on the same date, about one in eight, a much smaller share than in the resort towns either side of the city. The largest foreign nationality is Moroccan, a little under half of that group. SIMA publishes no second nationality.
Idealista's July 2026 asking price rose by about a tenth over the year. Twenty districts are listed and fifteen carry a price, and the spread is the useful fact: the dearest priced district, Vega de Acá, asks more than four times the cheapest, La Chanca-Pescaderia. La Cañada-Costacabana fell over the year while Retamar rose by more than a quarter. Check which district a listing sits in before comparing it with the city figure.
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
Two hospitals inside the municipal boundary
Hospital Universitario Torrecárdenas, with a fetched address in postcode 04009 Almería, and the Hospital de Alta Resolucion El Toyo, run as part of it. The health district is Distrito Almería, with fourteen health centres and eight consultorios in the municipality.
Real AEMET climate normals from a station in the city
AEMET's Almería Aeropuerto station sits inside the municipality and publishes 1981 to 2010 normals: an annual mean of 19.1 degrees, 12.6 in January and 26.1 in July, about 200 millimetres of rain and close to three thousand hours of sunshine a year.
An airport and a state port within the municipality
Aena reports 26 routes from Almería airport in 2025 and about eight hundred thousand passengers. Its undated destination list includes Madrid, Barcelona, Gatwick, Manchester, Brussels and Rotterdam. The Puerto de Almería is a state port with its own port authority, and the A-7 is untolled.
Cabo de Gata natural park partly inside the municipality
The Parque Natural Cabo de Gata-Níjar, declared in January 1988, covers just under fifty thousand hectares across Almería, Carboneras and Níjar. It holds Ramsar, UNESCO Biosphere Reserve and UNESCO Global Geopark designations, the last since 2015.
Fifteen priced districts to compare, not one figure
From La Chanca-Pescaderia at the bottom to Vega de Acá at the top, with Centro, Centro-Rambla, Zapillo, El Toyo and Retamar in between, a buyer can compare neighbourhoods here in a way Mojácar, Almuñécar and Adra do not allow.
The case against
Trains do not reach the station today
Since 5 March 2024 every train to and from Almería has terminated at Huércal-Viator, inland, with the final section run by road for the high-speed integration works. The national rail infrastructure operator's station information still carried that notice at the end of August 2026.
The Madrid Intercity stops from 6 September 2026
Renfe has published that the Intercity Almería to Madrid ceases temporarily from 6 September 2026, with Almería to Linares Baeza covered by two road services a day. The two Alvia trains via Granada continue, but they still meet the road section at Huércal-Viator.
A small foreign community, and no international school sourced
About one in eight residents is a foreign national and the largest nationality is Moroccan, a little under half of that group. A BOJA search found no school authorised to teach the British system in Almería province, an absence in a search rather than proof.
Registered unemployment above one in six
SIMA's registered unemployment rate for the city is more than one in six, well above the rates it reports for Roquetas de Mar and Adra. This is a working city with a working city's labour market, not a retirement coast.
Five districts carry no price and one is falling
Idealista lists twenty districts but prices only fifteen, so a listing in an unpriced district has no neighbourhood benchmark. Among the priced ones, La Cañada-Costacabana-Loma Cabrera fell over the year while three others rose by about a quarter.
Editor's note
Where you might be better off elsewhere
Almería is the right choice for a buyer who wants a real city: two hospitals inside the boundary, an airport and a state port in the municipality, fifteen priced districts and a climate you can check against AEMET rather than a brochure. It is the wrong choice for a buyer who wants a foreign community or an easy rail link to Madrid, and will stay so on rail while trains stop at Huércal-Viator. If a British community matters more than the city, Mojácar is roughly half foreign and led by the United Kingdom, though it has no station, no climate normals and a reference hospital in Huércal-Overa. Roquetas de Mar is three in ten foreign, Romanian-led, and its reference hospital is the Hospital de Poniente in El Ejido, with a local hospital reported under construction and no confirmed opening. Almuñécar on the Granada coast has higher asking prices, a foreign population led by Britons at only about a sixth, and a school authorised in 1993 to teach the British system, but the Granada coast has no railway at all. For a working train, Cartagena on the Costa Cálida has Larga Distancia, Media Distancia and Proximidad services to Murcia.
Almería on the map
Lifestyle data
Climate
- Annual mean
- 19°C
station: Almería Aeropuerto (6325O)
Average 1981-2010 · AEMET
Property market
€1,793
/m²
+10.7% year on year
Updated 31 Aug 2026
Access
ALMERÍA AIRPORT
Almería · LEI
0+ direct routes
Top direct
BarcelonaBirminghamBratislavaBristolBrnoBrussels
Community
12.2%
Foreign residents
INE Annual Population Census, nationality basis, 1 January 2025
Leading nationality among foreign residents: Morocco, 44.4%
IECA/SIMA municipal register, nationality basis, 1 January 2025
Amenities
0
Int. schools
2
Hospitals
Almería neighborhoods
Where to live and what to expect at each price point.
Retamar
170.000 - 380.000 €Indicative guide pricesIt is priced above the municipal asking figure, and it is rising faster than the municipality over the year.
CoastalNewer
El Toyo
170.000 - 370.000 €Indicative guide pricesIt is priced above the municipal asking figure.
CoastalHospitalNewer
Zapillo
160.000 - 350.000 €Indicative guide pricesAsking prices are above the municipal figure.
BeachResidential
Nueva Andalucia - Regiones
140.000 - 310.000 €Indicative guide pricesIt is rising more slowly than the municipality over the year.
ResidentialCentral
Centro-Rambla
140.000 - 310.000 €Indicative guide pricesAsking prices are above the municipal figure. Annual movement was slower than the municipality. The city centre proper sits just below it on price.
CentralWalkable
Centro
140.000 - 300.000 €Indicative guide pricesIt is priced above the municipal asking figure, and it is rising more slowly than the municipality over the year.
CentralHistoric
Villablanca - Torrecárdenas
130.000 - 290.000 €Indicative guide pricesIt is rising faster than the municipality over the year.
Residential
Barrio San Luis - Los Molinos
120.000 - 270.000 €Indicative guide pricesAsking prices are below the municipal figure. Annual movement was faster than the municipality.
Residential
Plaza de Toros
120.000 - 260.000 €Indicative guide pricesIt is rising faster than the municipality over the year.
Central
Los Ángeles - Cruz de Caravaca
110.000 - 240.000 €Indicative guide pricesAsking prices are below the municipal figure. Annual movement was faster than the municipality.
Residential
La Cañada - Costacabana - Loma Cabrera
80.000 - 180.000 €Indicative guide pricesIt is priced below the municipal asking figure, and it is falling over the year while the municipality rose.
Outskirts
Esperanza - Quemadero
70.000 - 160.000 €Indicative guide pricesIt is priced below the municipal asking figure, and it is rising faster than the municipality over the year. A low base and a fast rise sit together here.
Residential
Piedras Redondas
70.000 - 160.000 €Indicative guide pricesIt is priced below the municipal asking figure, and it is rising faster than the municipality over the year.
Residential
La Chanca - Pescaderia
40.000 - 100.000 €Indicative guide pricesIt is priced above the municipal asking figure.
HistoricCoastal
Almería FAQ
Honest answers to the questions buyers actually ask.
Can I get to Almería by train?+
Partly. Almería has a station served by Renfe Media Distancia trains to Granada and Alvia and Intercity services to Madrid, with no Cercanías and no AVE. But since 5 March 2024 trains have terminated at Huércal-Viator, inland, and the final section into the city runs by road while the high-speed line is integrated. The national rail infrastructure operator's station information carried that notice at the end of August 2026. Renfe also sells tickets to and from Huércal-Viator itself. Seville is reached with a change at Granada or Cordoba. No operator publishes journey times, so we do not print any.
What changes to Almería's trains on 6 September 2026?+
Renfe has published that from 6 September 2026 the Intercity Almería to Madrid stops running temporarily, for works adapting the infrastructure to the Autopista Ferroviaria. The Almería to Linares Baeza leg will be covered by road, with two services a day. The two Alvia services via Granada, one in each direction, continue as trains, though at the Almería end they still meet the road section from Huércal-Viator that has been in place since March 2024. The notice carries no publication date and describes the change as temporary, so check Renfe before relying on either service.
Which districts of Almería are the most and least expensive?+
The July 2026 report lists twenty districts and prices fifteen of them. The dearest priced districts are Vega de Acá-Nueva Almería-Cortijo Grande, Retamar, El Toyo and Zapillo, all above the city figure. The cheapest is La Chanca-Pescaderia, at less than a quarter of the dearest, followed by Piedras Redondas and Esperanza-Quemadero. Centro and Centro-Rambla sit a little above the city figure. Over the year, Retamar, Esperanza-Quemadero and Plaza de Toros rose by about a quarter, while La Cañada-Costacabana-Loma Cabrera was the only priced district to fall.
Is there a hospital in Almería city?+
Yes, two. The Hospital Universitario Torrecárdenas is at Calle Hermandad Donantes de Sangre in postcode 04009 Almería, and the Hospital de Alta Resolucion El Toyo, also in Almería, operates as part of it. Both come from a Servicio Andaluz de Salud document. The city sits in the primary care Distrito Almería, and SIMA counts fourteen health centres and eight consultorios in the municipality in 2025. By contrast, neighbouring Roquetas de Mar and Adra are assigned to the Hospital de Poniente in El Ejido, and Mojácar to La Inmaculada in Huércal-Overa.
What is the climate like in Almería?+
Almería is the one municipality on this stretch of coast with a real AEMET normals station, Almería Aeropuerto, which is inside the municipal boundary at 21 metres altitude. Over the 1981 to 2010 period the annual mean is 19.1 degrees, with a mean daily maximum of 23.4 and a mean daily minimum of 14.7. January averages 12.6 degrees and July 26.1. Annual rainfall is about 200 millimetres and sunshine close to three thousand hours a year. Neighbouring towns have no station with published normals, so their pages carry no climate table.
Where does Almería airport fly to?+
Aena's dated business data gives Almería airport 26 routes in 2025, down from 27 in 2024 and 38 in 2019, with about eight hundred thousand passengers in 2025, roughly half of them international. Its separate, undated destination list names 27 airports and 17 airlines, including London Gatwick, Luton, Stansted and Southend, Manchester, Birmingham, Liverpool, Leeds Bradford, Bristol, Brussels, Rotterdam, Luxembourg, Prague, Madrid, Barcelona and Seville. The two figures do not match because they are dated differently, so treat the list as indicative rather than a current timetable.
How close are the greenhouses to Almería city?+
Inside the municipality itself. The Junta's 2021 greenhouse cartography maps 2,654 hectares of plastic within the municipal boundary of Almería, about a fifth of El Ejido's total and well below Níjar's, out of roughly thirty three thousand hectares across the province. At provincial level, about one in six registered jobs is in the agricultural special regime, and around seven in ten of those workers are foreign nationals, according to the Servicio Andaluz de Empleo for 2023. No municipal labour figures are published, so the composition of the city's own workforce is not known.
Are there international or British schools in Almería?+
None was found. A search of the BOJA for schools authorised to teach the British system returned nothing for Almería city or anywhere in Almería province; the only Andalusian results were in Almuñécar and Marbella. That is an absence in a keyword search rather than proof that none exists, and the Consejeria's full centre directory was not checked. In the state system, SIMA counts 147 infant, 60 primary and 35 secondary centres in the municipality for the 2023 to 2024 course, plus vocational centres.
What are the costs of buying property in Almería?+
When buying property in Almería, 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 Almería?+
Annual property ownership costs in Almería 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 Almería within a national band, so it is municipal rather than regional.
What taxes do I pay when selling property in Almería?+
When selling property in Almería, 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 Almería 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 Almería 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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