Most buyers say Begur. The real choice is between five very different locations. Here is what matters in each.
Most buyers think they are choosing Begur. In reality, they are choosing between five locations that sit minutes apart but feel entirely different.
That is not a marketing claim. It is a pattern that emerges as soon as you work with buyers who are actively searching here. They say “Begur,” but when you ask further, the conversation always comes back to a specific bay, a particular character, a way of using the property. The municipality is compact, but the range of atmosphere and position is wider than the map suggests.
Buyers searching in Begur tend to be looking for something different from buyers in larger Costa Brava municipalities. Less emphasis on daily amenities, more emphasis on location, sea views and the immediate surroundings of the property. That difference shapes not only which location fits, but also how the buying process unfolds.
What we notice: many buyers visit Begur for the first time in July. It is only when they return in November that they discover the choice is not between beaches, but between different ways of experiencing quiet.
Begur is a small municipality in the comarca of Baix Empordà, in the province of Girona. The village itself sits at around 200 metres above sea level, two kilometres from the coast. The coastline belongs administratively to the same municipality, but is divided across several distinct settlements, each with its own character and property market.
All permits, the cédula de habitabilidad, permitted works and dealings with the local authority go through a single point: the Ajuntament de Begur. This applies equally to a villa at Aiguablava and to an apartment in the village.
The question most buyers in Begur eventually ask is: how am I going to use this property?
Begur is not a municipality suited to year-round daily life in the way that larger coastal towns are. The bays are quiet from November to April. The village has amenities, but it is small. For many buyers this is precisely the appeal, not a drawback. But it is a deliberate choice, not an incidental one.
Buyers who plan to be here for a few weeks a year will probably weigh sea views or proximity to the beach more heavily than the presence of a pharmacy or a supermarket. Those who want to stay longer, or eventually live here full-time, find that the village has different qualities from the bays.
All five fall under the same Ajuntament, pay the same ITP on purchase, and are subject to the same planning rules. That may seem obvious, but it has practical implications.
Planning permission. Minor works go through a licencia de obra menor or a declaración responsable. Structural changes, façade alterations or extensions require a licencia de obra mayor, for which an architect is mandatory. Processing times for a licencia mayor in Baix Empordà vary in practice from a few weeks to several months, depending on the complexity of the dossier and the workload of the Ajuntament.
Summer works restrictions. In many coastal municipalities, restrictions apply to building works during the summer months. Check with the Ajuntament de Begur for the current rules applicable to each property and year. Buyers who purchase in spring and plan to start renovation works in summer can run into these restrictions sooner than expected. More on permits and works restrictions in the region can be found in our article on renovation permits in the Baix Empordà as a reference for how these processes work.
Limited supply. The number of properties for sale in Begur is small relative to demand. This is true of the municipality as a whole, but more pronounced in the smaller settlements. In Sa Tuna or Fornells, some properties never appear on the major portals. Buyers looking here typically need a longer search period than elsewhere on the Costa Brava.
Older housing stock. A large part of the existing supply was built between the 1960s and 1980s. These properties often have outdated installations, limited insulation and a cédula de habitabilidad that requires attention at transfer. This is not a reason to avoid them, but it is something to anticipate during the buying process.
Protected coastal zone. Part of the coastal area around Begur falls within protected natural areas. This does not make building impossible, but it does mean that permits, extensions and plot possibilities do not share the same starting conditions everywhere. This is something to investigate on a property-by-property basis, not a municipality-wide obstacle.
Cédula de habitabilidad. In the municipality of Begur this is a recurring point of attention with older properties. A valid cédula is required at transfer. If it has expired or is absent, the seller must apply for a new one. This takes time and can delay the completion date. Our article Cédula de habitabilidad: when it becomes a problem when buying property in Spain explains when this becomes an issue and how to identify it early.
Begur village sits on the hill, with views over the sea and the Pyrenees. The historic centre has a medieval castle, watchtowers and the so-called Indianos houses: 19th-century mansions built by Catalans who made their fortunes in the Americas and returned. These are striking buildings found nowhere else on the Costa Brava in such concentration. The village has a small supermarket, restaurants, a pharmacy and basic amenities. For those who want to be present outside the summer season, this is the most practical choice within the municipality.
Aiguablava is the best-known bay in the municipality. The Parador de Aiguablava has stood here for decades, which says something about the location’s reputation. The water is calm, the bay is sheltered and the immediate surroundings are almost entirely undeveloped. Properties here are scarce. Position directly on or near the bay is one of the main drivers of value. This is the first location we explore in depth in this cluster.
Fornells sits directly beside Aiguablava, at the end of the same bay. Geographically they are neighbours, but in character they differ. Fornells has a small harbour, a few restaurants on the waterfront and a residential area set slightly back from the shoreline itself. Buyers looking for privacy and calm without sitting directly on the beach, but within two minutes of Aiguablava, regularly look here. Less visible than Aiguablava, but consistently present in the higher segment.
Sa Riera lies on the northern side of the municipality, with one of the broader sandy beaches in the area and views toward the Medes Islands. The atmosphere is somewhat more accessible than at Aiguablava or Sa Tuna. There is more variety in property type and the coastal path connects the beach to Pals and surroundings. For buyers who weigh beach proximity and accessibility equally alongside exclusivity, Sa Riera is a serious option.
Sa Tuna is the least known of the five, but that is not the same as least sought-after. It is a small cove reached by a narrow winding road, with fishermen’s houses that still look much as they have for decades. That remoteness makes Sa Tuna quiet and authentic, even in summer. Supply is limited. Those who find a property here rarely find a second one like it.
The buying process for a property in Begur follows the same path as elsewhere in Catalonia. NIE number, bank account, notary, ITP, registration at the land registry. The purchase costs typically come in at around 10 to 13 percent of the purchase price, depending on the purchase price, deal structure and financing.
A full overview of the buying process and costs to expect can be found in our Spain Buying Guide.
ITP. In Catalonia, buyers pay transfer tax on the purchase of existing property. The rate is progressive and was revised in 2025. How the scale works and what you will pay at a specific purchase price can be calculated with our ITP calculator. More detail on the rate structure and the background to the revision is in our article on ITP tax in Catalonia.
NIE number and purchase costs. You will need a NIE number for the purchase. A full breakdown of all purchase costs, including notary fees, land registry fees and legal fees, is in our article on closing costs when buying in Spain.
Mortgage. As a non-resident you can apply for a mortgage with Spanish banks. The standard financing ceiling for non-residents is lower than for residents. The steps involved and the documents banks require are set out in our Mortgage Guide.
Off-market supply. A portion of the supply in Begur, particularly in the smaller settlements, does not circulate through the major portals. Buyers searching without local contacts miss part of the market.
Buying process checklist. An overview of the steps and documents involved in the purchase trajectory is in our buying process checklist.
The first deeper look in this cluster covers Aiguablava: what the position means for the buying process, which property types are available and what buyers encounter in practice. Read it in Buying Property in Aiguablava: Location, Licensing and What to Check First. Sa Riera, Sa Tuna, Fornells and the village follow after.
Comparing locations in Begur and wondering which one fits your plans? Tell us about your plans via our contact form. We respond on working days within 24 hours.
No obligation. No sales pitch. Just clarity.
Other GEO hubs in the Baix Empordà that buyers consider alongside Begur: Buying property in Pals and Buying property in Palafrugell.
Questions about your buying process? Email us at [email protected]. We reply within 24 hours on business days, in your language.
