Photo: Joanbanjo, CC BY-SA 4.0
Living in Extramurs: a Valencia neighborhood guide
Turia gardens living with Gran Vía grandeur
Living in Extramurs
Extramurs () sits just outside the old city walls, bridging the gap between historic Ciutat Vella and the residential neighborhoods to the west. Its defining feature is the Gran Vía, one of Valencia's most impressive boulevards, and direct access to the Turia gardens along its northern edge.
Extramurs has the same name in Valencian and Castilian and means outside the walls: the district grew on the land beyond the 14th-century city wall. According to the Ajuntament's municipal register, its four barrios had 51,375 residents on 1 January 2025.
This is a neighborhood that gets overlooked by expats focused on Ruzafa or El Carmen, but it offers arguably the best balance in Valencia. You get central location without tourist crowds, good-quality housing without Eixample prices, and easy access to both the old town and the western suburbs.
The Turia gardens are the star amenity. Residents of Extramurs can step out their door and be jogging, cycling, or walking through the nine-kilometre Turia park in minutes. The Botanical Garden, one of Valencia's hidden gems, sits within the district, and the area around Calle Quart offers an increasingly lively cafe and tapas scene.
Extramurs is not flashy. It does not have the Instagram appeal of Ruzafa or the wow factor of El Carmen. But for expats who prioritize practical daily life - easy commutes, good housing, green space, and fair rents - it is one of the smartest choices in Valencia.
Extramurs takes its name literally: this was the land outside the medieval walls, and the district still covers four distinct barrios - El Botanic, La Roqueta, La Petxina and Arrancapins - stitched together more by that shared history than by a single identity. Through the 18th and 19th centuries it built a reputation as a printing and workshop district, the kind of place where trades that needed space the old town couldn't offer set up shop. The Jardin Botanico itself only moved here in 1802, relocated to the Huerto de Tramoyeres near the Torres de Quart, and the garden's current site is the reason Calle Quart and the streets around it still feel like the barrio's real spine.
What rent costs in Extramurs (September 2026)
Extramurs asks 17 EUR per m² a month on Fotocasa's rent index for September 2026, below the 18 EUR the city of Valencia averages. At that rate a 70 m² (about 753 sq ft) two-bedroom lists at around 1,190 EUR a month, before you negotiate. These are asking prices on new listings, not what sitting tenants pay.
Asking prices here are 12.9% above a year earlier, against 16.2% for the city as a whole.
One figure covers the whole Extramurs district here, which also takes in El Botanic, La Roqueta, La Petxina and Arrancapins. The barrios inside it price differently street by street, so read it as the district average rather than a quote for any one of them.
Our renting guide explains what landlords ask for and what the fianza and agency fee add on signing day, and the upfront cost calculator runs the maths for any rent.
Living in the Extramurs district
Getting around
Angel Guimera sits on the eastern edge and is the busiest interchange in the network, with lines 1, 2, 3, 5 and 9 all calling there. Placa Espanya covers the southern half.
Turia park runs the entire northern boundary, which makes cycling into the centre or out to the City of Arts genuinely quick.
What sets it apart
Extramurs is the buffer between the old town and the western ring, built out mostly between the 1940s and 1970s on land that was outside the walls. That gives it old-town access on foot with a residential feel the centre does not have.
It keeps a real local shopping layer, anchored by the Mercat de Rojas Clemente and the Botanic gardens, rather than tourist retail.
Who it suits
People who want centre-adjacent walkability at a clear discount to Ciutat Vella and L'Eixample, in buildings that usually have a lift.
It works well for couples and small families who want the Turia park as their back garden.
Barrios in Extramurs
Every barrio inside this district has its own guide. Rent, transport and character vary a lot from one street grid to the next, so start with the one closest to where you actually want to live.
El Botanic
Trendy creative pocket around the Jardi Botanic with brunch culture and indie shops
Explore El BotanicLa Roqueta
Compact traditional triangle south of the train station with old-Valencia atmosphere
Explore La RoquetaLa Petxina
Riverbed-adjacent residential with the sports complex and family-friendly streets
Explore La PetxinaArrancapins
Estacio del Nord-adjacent Extramurs barrio with growing food scene
Explore ArrancapinsNeighbouring districts
These districts share a boundary with this one. Worth a look if you are still deciding where to live, or want to compare with the area next door.
Public and concertado schools
Active public and concertado schools in this district, per the Conselleria d'Educació register.
The Conselleria's school guide doesn't allow direct links to an individual school's page, so each card below gives you the school's official code instead. Open the guide, paste the code into the search box and the school's page comes up. Like many Spanish public administration websites, it takes a little patience.
CEIP Cervantes
Carrer Guillem de Castro 153
CEIP Luis Vives
Carrer Cuenca 17
CEIP Teodoro Llorente
Carrer Juan Llorens 59
IES Abastos
Carrer Alberique 18
Centre Privat Escolàpies València
Gran Via Fernando el Católico 23
Centre Privat Inmaculado Corazón de María
Carrer González Martí 4
Centre Privat Jesús María
Gran Via Fernando el Católico 37
Centre Privat Nuestra Señora del Socorro
Carrer Salas Quiroga 9
Centre Privat San Pedro Pascual
Carrer Maestro Guerrero 3
Centre Privat Santo Tomás de Villanueva
Carrer Albacete 5
Public health centres (centros de salud) near this neighbourhood
Public primary-care centres of the Valencian health service. Distances are straight-line to the edge of the neighbourhood, not walking routes.
Centro de Salud Gil y Morte
Gil y Morte 33, 46007 Valencia
Health department: Hospital General
Centro de Salud Guillem de Castro
Guillem de Castro 149, 46008 Valencia
Health department: Hospital General
Which centre you are assigned to depends on your home address, so check it with the Generalitat's centre search before you register.
Generalitat health centre searchSource: Generalitat Valenciana open data (CC BY).
Where Extramurs Sits in Valencia
What Living in Extramurs Is Really Like
Pros: What Residents Love
- Direct access to Turia Gardens for running and cycling
- Central location without tourist crowds
- Good-quality apartments at moderate prices
- Botanical Garden and cultural venues nearby
- Excellent transport connections in all directions
Cons: What to Know First
- Less social buzz than trendier neighborhoods
- Gran Vía can be noisy with traffic
- Not many international-oriented businesses
- Fewer standout restaurants compared to Ruzafa
Typical Properties in Extramurs
Local Amenities
Parks
Turia Gardens, Botanical Garden, Plaza España
Cycling
Extensive bike lanes along Turia and Gran Vía
Transport
Angel Guimera metro hub, multiple bus routes
Dining
Growing cafe scene on Calle Quart, local tapas bars
Population
51,375 residents in its four barrios (padrón, 1 January 2025)
More neighborhoods
El Botanic
Trendy creative pocket around the Jardi Botanic with brunch culture and indie shops
Explore El BotanicLa Petxina
Riverbed-adjacent residential with the sports complex and family-friendly streets
Explore La PetxinaArrancapins
Estacio del Nord-adjacent Extramurs barrio with growing food scene
Explore ArrancapinsThinking about moving to Extramurs?
Get in touch with our Valencia relocation team. We will help you find the right apartment, navigate the paperwork, and get settled faster.
Resident in Valencia since 2016. Founder of BeTranslated. 25+ years in translation, interpretation and multilingual SEO.
Reviewed 5 September 2026 by Michael Bastin