First or second line? How to choose your villa in Alcudia (2025)

One of the most important decisions when buying a villa in Alcudia is choosing between first or second line from the sea. This decision not only affects price and investment, but also lifestyle, maintenance, and future appreciation. In 2025, with the real estate market constantly evolving, it's crucial to understand the advantages and disadvantages of each option.

First Line from the Sea: Absolute Luxury

First line from the sea means your property is directly facing the sea, without any intermediate construction. It's the most coveted and exclusive option, but also the most expensive and demanding in terms of maintenance.

Advantages of First Line:

• Panoramic views: Direct and uninterrupted sea views
• Direct access: Immediate access to the beach
• Exclusivity: Maximum level of privacy and exclusivity
• Appreciation: Higher potential for appreciation
• Lifestyle: Authentic Mediterranean experience
• Prestige: Maximum social status and prestige

Disadvantages of First Line:

• High price: Significantly higher cost
• Maintenance: Higher maintenance costs
• Exposure: Greater exposure to salt and humidity
• Noise: Possible sea and wind noise
• Regulations: Construction and use restrictions
• Insurance: More expensive insurance policies

Typical Characteristics:

• Distance to sea: 0-50 meters from the coastline
• Orientation: Mainly south and southwest
• Garden: Private garden to the beach
• Pool: Private pool with sea views
• Access: Direct access to the beach
• Privacy: Maximum privacy and exclusivity

Second Line from the Sea: The Perfect Balance

Second line from the sea means your property is separated from the sea by a row of constructions (usually other villas or apartments). It offers a balance between proximity to the sea and protection from the elements.

Advantages of Second Line:

• Accessible price: Significantly lower cost
• Protection: Greater protection against salt and wind
• Maintenance: Lower maintenance costs
• Tranquility: Less sea and wind noise
• Flexibility: More design and construction options
• Accessibility: Easy car access

Disadvantages of Second Line:

• Limited views: Partial or interrupted sea views
• Indirect access: Beach access through other properties
• Privacy: Less privacy than first line
• Appreciation: Lower appreciation potential
• Noise: Possible neighbor noise
• Status: Lower social status than first line

Typical Characteristics:

• Distance to sea: 100-300 meters from the coastline
• Orientation: Varied, depending on location
• Garden: Private garden without direct sea access
• Pool: Private pool with partial views
• Access: Beach access on foot or by car
• Privacy: Moderate privacy

Key Decision Factors

The decision between first or second line should be based on multiple factors beyond price. Each buyer must evaluate their priorities and specific circumstances:

Economic Factors:

• Budget: Initial investment capacity
• Operating costs: Maintenance and insurance
• Appreciation: Potential for value growth
• Liquidity: Ease of future sale
• ROI: Return on investment

Lifestyle Factors:

• Use: Primary or secondary residence
• Frequency: Time spent at the property
• Activities: Water sports and beach activities
• Privacy: Desired level of privacy
• Comfort: Tolerance to noise and elements

Technical Factors:

• Maintenance: Maintenance capacity
• Regulations: Legal and urban restrictions
• Insurance: Insurance costs and coverage
• Accessibility: Ease of access
• Services: Service availability

Total Cost Analysis

Cost analysis should include not only the purchase price, but all associated costs during the property's useful life:

Initial Costs:

• Purchase price: Base property cost
• Taxes: ITP, IBI and other taxes
• Notary: Notary and registry costs
• Management: Management and processing costs
• Renovations: Necessary renovations and improvements

Annual Operating Costs:

• IBI: Property tax
• Insurance: Home and liability insurance
• Maintenance: General maintenance
• Services: Cleaning and gardening services
• Utilities: Water, electricity, gas

Specific Maintenance Costs:

• First line: €15,000-30,000/year
• Second line: €8,000-15,000/year
• Difference: €7,000-15,000/year
• Amortization: 10-15 years

Appreciation and Liquidity

Appreciation and liquidity are crucial factors for evaluating long-term investment:

Historical Appreciation:

• First line: 5-8% average annual
• Second line: 3-5% average annual
• Difference: 2-3% annual
• Period: Last 10 years

Market Liquidity:

• First line: More selective market
• Second line: Broader market
• Sale time: 6-18 months
• Buyers: Different profile

Legal and Regulatory Considerations

First line properties are subject to specific regulations that may affect use and valuation:

First Line Regulations:

• Coastal Law: Use and construction restrictions
• Servitude zone: Coastal protection zone
• Permits: Special permits for renovations
• Public access: Public right of way
• Environmental protection: Environmental restrictions

Second Line Regulations:

• Urban regulations: Municipal regulations
• Maximum height: Height restrictions
• Density: Density limits
• Services: Service obligations
• Community: Community regulations

Recommendations by Buyer Profile

The choice between first or second line should be adapted to each buyer's specific profile:

Investor Profile:

• Recommendation: Second line for greater liquidity
• Reason: Broader market, lower risk
• ROI: Better risk-benefit ratio
• Maintenance: Lower operating costs

Primary Residence Profile:

• Recommendation: Second line for comfort
• Reason: Less maintenance, greater comfort
• Services: Better access to services
• Privacy: Adequate privacy

Luxury Residence Profile:

• Recommendation: First line for exclusivity
• Reason: Maximum status and exclusivity
• Experience: Authentic Mediterranean experience
• Appreciation: Higher growth potential

2025 Market Trends

The Alcudia real estate market in 2025 shows specific trends that influence the decision between first and second line:

First Line Trends:

• Demand: Stable but selective demand
• Prices: Stable prices with slight growth
• Buyers: High purchasing power profile
• Nationalities: Majority foreigners

Second Line Trends:

• Demand: Growing demand
• Prices: Moderate growth
• Buyers: More diverse profile
• Nationalities: Mix of locals and foreigners

Practical Tips for Decision Making

These practical tips will help you make the most appropriate decision for your specific situation:

Before Deciding:

• Visit multiple properties: Compare options
• Evaluate total costs: Not just purchase price
• Consider future use: Residence or investment
• Verify regulations: Consult legal aspects
• Talk to residents: Get real opinions

During the Search:

• Different schedules: Visit at different times
• Weather conditions: Evaluate in different seasons
• Nearby services: Verify availability
• Accessibility: Test access
• Noise: Evaluate noise levels

After Buying:

• Preventive maintenance: Schedule regular maintenance
• Adequate insurance: Contract specific insurance
• Professional services: Contract specialized services
• Community: Participate in the community
• Documentation: Keep documentation updated

"The choice between first or second line from the sea in Alcudia is not just an economic decision, it's a lifestyle decision. Each option offers unique advantages that must be evaluated according to your priorities, budget, and long-term usage expectations."

Conclusion

The decision between first or second line from the sea in Alcudia is one of the most important in the luxury villa purchase process. Both options offer unique advantages that must be evaluated according to your priorities, budget, and usage expectations.