If you’re planning to relocate to Spain with your family, chances are you’ve come across Valencia in your research. And for good reason. Valencia offers a strong balance between livability and affordability, especially compared to Barcelona or Madrid. But if you’re a family used to space, privacy, and stability—and you want access to international schools and modern infrastructure—buy a family house in central Valencia is almost impossible.

The good news? The greater Valencia area offers several excellent suburban options where family houses are not only available but come with schools, safety, space, and community. Here’s what you need to know if you’re looking to settle, not just vacation.

Why Look Beyond the City Center?

The historic neighborhoods of Valencia are beautiful, no doubt. But most are compact apartments, with limited outdoor space, thin walls, and little privacy. For families accustomed to single-family homes, the city center often feels like a compromise.

If you’re planning to stay long-term, work remotely, or raise school-age children, the suburbs are where you’ll find what you’re looking for: houses with gardens, private pools, off-street parking, and a better overall pace of life. The key is choosing a suburb that aligns with your educational needs, budget, and lifestyle.

The Best Suburban Areas for Families Buying in Valencia

These are the areas where most of our international clients end up purchasing, based on updated 2025 data and current availability.

Urbanización Santa Bárbara (Rocafort)
If you’re looking for security, privacy, and direct access to one of the region’s top international schools, this is where to start. Santa Bárbara is a gated residential community in Rocafort, 12 minutes northwest of Valencia by car. It’s quiet, green, and designed with families in mind.

• Schools nearby: Cambridge House (walking distance), Los Olivos, and several others within a 10-15 min drive
• Community: Mostly international and Spanish professional families
• Properties: Detached homes with private gardens and pools
• Price range: From €700,000 to €1.5M, depending on size and condition

It’s also one of the few areas where kids can move around freely inside the gated compound, which is rare in Spain.

L’Eliana
L’Eliana has become one of the favorite choices among international families relocating to Valencia. It offers a welcoming, residential environment with a vibrant local life, plenty of green space, and easy access to both the city and top-tier schools.

• Schools: International schools such as Iale and Entrenaranjos nearby; British and American schools a short drive away
• Transport: Metro to Valencia city and quick access to main highways
• Community: A mix of long-settled locals and expats, with a strong year-round population
• Price range: €400,000 to €800,000 for well-located, move-in ready homes

Families appreciate L’Eliana’s balance of suburban calm and practical amenities. With independent shops, sports centers, and bilingual services, it’s an ideal place to build a life.

Campolivar (Godella)
Campolivar is a well-established area just next to Rocafort. It’s not gated, but offers a similar family-friendly vibe with larger plots and a good balance between privacy and community.

• Schools: Liceo Francés is located here; British schools are 10–20 min away
• Transport: Good road access and metro stops nearby
• Price range: €500,000 to €900,000 for most family-ready homes

Campolivar has been popular for years among French, Dutch, and Spanish upper-middle-class families. Homes here usually offer more land for the price compared to newer developments.

La Cañada (Paterna)
Unlike Santa Bárbara, La Cañada is not gated, but it’s a full-service town integrated into Valencia’s metro system. It offers schools, parks, supermarkets, and a dense community of families living year-round.

• Schools: British College La Cañada, El Plantío, and more
• Lifestyle: More Spanish-local feel, with international families mixed in
• Price range: €350,000 to €900,000

We often recommend La Cañada to families seeking a balance between independence and access to daily life on foot. It has a lived-in feel that many prefer to newer, more isolated urbanizaciones.

Torre en Conill (Bétera)
A newer development, Torre en Conill is centered around Escorpión Golf Club and attracts younger families. It’s more modern in layout, with wide streets and contemporary construction.

• Schools: British school of Valencia nearby; bus routes to other private schools
• Community: Mixed Spanish and international, more newly settled families
• Price range: €450,000 to €900,000

Torre en Conill appeals to families who want more modern architecture and value well-maintained infrastructure. Many homes here are move-in ready.

Alfinach & Monasterios (Puçol)
If proximity to the coast is a factor, the residential communities north of Valencia in Puçol offer an excellent alternative. These gated urbanizaciones sit in the hills overlooking the sea and are especially popular with families whose kids attend the American School of Valencia.

• Commute: 20–25 minutes by highway to Valencia
• Schools: ASV and Caxton College nearby
• Lifestyle: Calmer, more residential, with mountain and sea views
• Price range: €600,000 to €1.2M

It’s also a good fit if you’re working remotely and want a quieter base away from the city noise, but still within reach of services and education.

Other Areas Worth Mentioning

• El Vedat (Torrent): Good value, slightly further out, with access to bilingual schools.
• Mas Camarena (Bétera): Family-oriented community with several school options.

What Should You Budget for a Family House in the Suburbs?

For a detached family home in a consolidated area with reliable schools and services, budgets typically start around €500,000. Add 14–16% in closing costs, taxes, and legal fees. That includes:

• 10% ITP (transfer tax)
• Notary and registration (~1.5%)
• Real estate agency fee (~3%)
• Legal and due diligence fees (~1%)

While you may see listings under €400,000, these usually require renovation, are poorly located, or don’t meet the security and school proximity needs of most relocating families.

How Livin’Valencia Helps International Families

Relocating your family is not a real estate transaction — it’s a life transition. You’re not just buying a house in Spain; you’re building a future in a place you don’t fully know yet. The systems are unfamiliar, the timelines different, and the stakes — especially when children are involved — are high.

At Livin’Valencia, we step in as more than local real estate advisors. We become your eyes on the ground, your advocates, and your translators — of both language and culture.

We begin by listening. Not just to your budget, but to what you care about most:
Is your child starting school this fall? Do you need space to work remotely without being isolated? Are you hoping to host extended family? Will you need public transport, or are you okay driving every day? What kind of neighborhood feels right — international, residential, or truly local?

Once we understand your family’s priorities, we translate those into practical options — not just what’s available on Idealista or in agency portfolios, but what genuinely fits your criteria. We’ll explain why one urbanización might be better suited to your lifestyle than another, what you can expect to get for your budget in each zone, and what’s realistic when it comes to commute times, neighbors, or noise.

We walk you through properties with your family’s rhythm in mind. If a house is €100,000 under your budget but next to a nightclub or far from schools, we won’t sugarcoat it. If a seller’s timeline doesn’t align with your visa entry or closing needs, we’ll advise you to walk away. We’re not here to push you — we’re here to protect your path.

On the practical side, we coordinate your entire journey:

• Property searches that are actually aligned with your goals
• Video visits if you can’t be on the ground yet
• Local due diligence with lawyers and architects
• Transparent purchase process with real numbers
• School guidance — not just on enrollment, but daily logistics and deadlines
• Post-sale setup: utilities, bank accounts, empadronamiento, and more

We also know that buying in Spain means navigating unknowns: multi-owner titles, construction laws, past debts, or local quirks. We help you stay in control, even from a distance.

For American families, especially, the differences in how homes are built, financed, and legally transferred can be disorienting. We help bridge that gap — clearly, calmly, and without pressure.

We’re not just here to help you close a deal. We’re here to make sure that six months from now, you feel at home.

→ Learn more about our family relocation support
→ Discover our full home buying services

Final Word: Buy with a Long-Term Mindset

The suburbs of Valencia are not a fallback. For many families, they’re the better choice — safer, quieter, more spacious, and designed for everyday living.

Urbanizaciónes like Santa Bárbara and L’Eliana remain on the top-tier options, especially for families looking for quality, proximity to international schools, and resale value. But several other neighborhoods offer real opportunities depending on your lifestyle and budget.

You don’t need to figure it out alone. We’re here to guide you through it all.

Book your free 15-minute consultation with us — and let’s explore the best place for your family to call home.