Zone guide · Dénia
Buying and Owning in La Xara
An inland pedanía of Dénia. It has its own name and its own local entity, and none of that changes whose town hall decides your file.
4.9 from 104 Google reviews · Juan Bertomeu, abogado ICALI 4643 · Our Dénia office: Calle Ramón y Cajal 5E · Legal position last reviewed July 2026
So, the first thing to get straight about La Xara. It is not a town. It is a pedanía of Dénia, an EATIM village with its own name and its own local entity, sitting inland from the coast. Legally that resolves to one thing: the municipality is Dénia. Your planning file, your local taxes and your licence questions all route through Dénia, and being back from the seafront changes none of it.
That catches people out in both directions. Buyers assume a quiet inland village must sit outside the rules that bite on the seafront, so they skip checks. Owners assume that because they are not on the beach, the Spanish tax office has lost interest in them. Neither holds. A non-resident who owns a house here files exactly the same Modelo 210, at the same rates and on the same deadlines, as the owner of a front-line villa in Les Rotes.
Our office is in Dénia, Calle Ramón y Cajal 5E, Oficina 1, and that is where La Xara files land. Juan Antonio Bertomeu Vallés, abogado, ICALI #4643, has practised on this coast since 1991. Daniel Bertomeu, tax adviser (AEDAF #06838, APAFCV #3080), handles the tax side. Across the Moraira and Dénia offices the firm holds 4.9 from 104 Google reviews. Bring the escritura in, if that is easier than email.
Who buys in La Xara
Quieter money, on the whole. Most people who end up here looked at the coast first, did the sums, and decided they would rather have ground, a garage and a room for each grandchild than a sea view. Retired couples who want the village on foot. Families who need the school run to be short. A few who work remotely and simply needed the space. Dutch, German, British and Belgian owners are all well represented, and the housing splits between older village houses in the centre and newer villas on the plots around them.
What we actually check in La Xara
The village has the name, Dénia has the town hall
La Xara is a pedanía of Dénia, so every municipal question about your house is a Dénia question. The planning department that rules on your extension is Dénia's. So is the compatibility report you would need before letting short-term, and so are the local taxes, collected on the town hall's behalf by SUMA. Having its own identity does not give a village its own legal regime, and buyers who assume otherwise find out late.
Segunda ocupación, the paper that turns the water on
In the Comunidad Valenciana the old cédula de habitabilidad is now the declaración responsable de segunda ocupación under Decreto 12/2021. It runs for ten years and is renewed on transmission or when a new utility contract is taken out. Without a valid one you cannot contract water or electricity. On an older village house that has sat in the same family for decades, that is a real risk rather than a theoretical one. We confirm it before you sign.
What is on the deed, and what is actually there
Inland plots grow things. A pool, a porch closed in one summer, a guest room that used to be a garage. If the work never reached the Catastro or the Registro de la Propiedad de Dénia, you inherit it, along with the fines and the resale problem. We cross-check the Registry, the Catastro and the building in front of us, and we require the seller to regularise before completion rather than after.
The purchase bill is Valencian, not local
Nothing about the cost of buying here is set in the village. On a resale you pay ITP at the general Comunidad Valenciana rate of 9% from 1 June 2026 under Ley 5/2025 (DOGV, 31 May 2025), and 11% on the part of the price above 1,000,000 euros; deeds signed before that date paid 10%. A new build pays 10% IVA plus 1.4% AJD. Add notary fees of roughly 0.2% to 0.5% and Land Registry fees of roughly 0.1% to 0.25%. And if your seller is non-resident, you withhold 3% and pay it to the AEAT on Modelo 211 within one month of completion.
Holiday lets and the Dénia suspension
Letting it to holidaymakers: the honest position
Now, the part where we cannot give you the clean answer you want. Dénia suspended new tourist-use compatibility certificates in its urban core from 11 September 2024, extended and in force from 12 September 2025, and expressly left Les Marines, Les Rotes and Montgó outside that suspension. La Xara appears in neither list. So we will not tell you the village is open, and we will not tell you it is closed. It depends on the address, and we check the live position for the exact address before anyone counts on the income. What is fixed is the regional frame under Decreto-ley 9/2024: a VUT is the whole dwelling let for ten days or fewer to the same guest, letting by the room is prohibited, the municipal urban compatibility report (ICU) is mandatory, registration lasts five years, and fines reach 600,000 euros. Worth knowing too, on 5 June 2026 the council gave initial approval to a permanent ordinance cutting urban-core licences from 639 to 344 from 2029. It is not final and it is in public consultation, so the map can still move.
Tourist rental licences in Dénia: the zone map and our fixed feeOwning in La Xara, the tax side
Two bills, two different places, and owners merge them constantly. IBI, plusvalía and the waste charge are Dénia's local taxes, but Dénia delegates collection to SUMA, so the paperwork arrives on a SUMA letterhead and inland owners regularly bin it as junk mail. Paying it settles nothing at national level. The Modelo 210 is separate, it goes to the AEAT, and it lands on a house in La Xara exactly as it lands on one on the seafront. With no rental income you still declare an imputed income of 1.1% of the valor catastral where it was revised in the last ten years, otherwise 2%, taxed at 19% for EU and EEA owners and 24% for everyone else, the UK included since Brexit. The deadlines moved with Orden HAC/623/2026: imputed income accrued up to 2025 files any time during the following calendar year to 31 December, and from 2026 accruals the window runs 1 April to 31 December of the following year. One more, for the buyers this village tends to attract: the Comunidad Valenciana wealth tax exempt minimum rose from 500,000 to 1,000,000 euros from 31 December 2025, and non-residents are taxed on Spanish assets only.
Modelo 210 in Dénia: what non-resident owners file, and our feeLa Xara: questions buyers actually ask
Ready to
Start?
Fill out the form and tell us where you stand. We will get back to you, usually within 24 hours, with the right next step.
PHONE (CALLS)
+34 609 477 889WHATSAPP (MESSAGES ONLY)
+34 614 08 68 07DÉNIA OFFICE
Calle Ramón y Cajal 5E, Oficina 1, 03700 Dénia, Alicante
MORAIRA OFFICE
Calle del Dr. Calatayud, 39, planta baja, 03724 Moraira, Alicante