Living in Xirivella: rent, trains and schools next to Valencia

Transport: Cercanías and buses, not the metro

Xirivella has no Metrovalencia station. Its rail link is Xirivella-Alqueries, a Renfe Cercanías station on line C-3, which runs from Valencia's Estació del Nord through Aldaia towards Buñol. Check Renfe's own timetable for frequency before you plan a commute around it.

Buses do most of the work. MetroBus lines 160A, 160B and 161 run between Valencia and Xirivella, line 161 continuing through Alaquàs and Aldaia, and the night line 161N covers the same corridor. Line 164 links Xirivella with Faitanar metro station in Quart de Poblet, on lines 3, 5 and 9.

Cercanías sits inside the integrated ATMV system, so a single SUMA ticket can cover a journey that mixes train and bus. Fares change, so check ATMV's page for the current price rather than relying on an older guide.

By car, the V-30 and the A-3 both pass the edge of the town. Valencia's low emission zone rules apply once you drive into the city.

Renting in Xirivella: noticeably cheaper than the city

Fotocasa's rent index puts Xirivella at 13 EUR/m² in September 2026, up 2.1 per cent on a year earlier. The city of Valencia reads 18 EUR/m² on the same index in the same month.

At that rate a ninety square metre flat works out at about 1,170 EUR a month before bills and community charges. These are asking rents taken from listings, not signed contracts.

Fotocasa lists four zones for Xirivella: Centro, Avenida de la Paz, Barrio de la Luz and San Ramón-Monte de Piedad. Their rent rows are the same as, or within a euro of, the whole-town figure, so compare real listings to judge one street against another.

Buying in Xirivella: about three fifths of the city's price per square metre

Fotocasa's sale index reads 2,012 EUR per square metre for Xirivella in September 2026, against 3,352 EUR for the city of Valencia. That is about 60 per cent of the city's level, and the Xirivella index is up 12.3 per cent on a year earlier.

The zones vary. Fotocasa shows 1,863 EUR per square metre in the Barrio de la Luz zone and 2,220 EUR along Avenida de la Paz. Both are thin samples, and the Barrio de la Luz figure has moved sharply over the year, so treat them as a guide to streets, not a valuation.

With rent a few euros below the city and purchase far below it, Xirivella is worth a look for buyers priced out of the city, provided the flood question below is answered for the specific building.

The October 2024 flood: ask about the specific street

The council's own report of 4 November 2024 says the barranc (play_arrow) de la Saleta overflowed and the entire municipality was under water, in places above one metre, entering ground-floor shops, homes and garages. At that date it recorded no personal loss, though material losses were large.

Every school suffered damage, and the council singled out CEIP Gregorio Mayans and CEIP Miguel de Cervantes among those needing clean-up before classes could resume. Bus services were running again within days, although lines 106 and 164 were still suspended on 4 November.

The honest question is specific to the street and the building, not the town. Ask the seller or landlord about ground-floor and garage flooding, ask the community of owners what was repaired, and check the address on the Generalitat's PATRICOVA flood-risk viewer before you make an offer.

Schools in Xirivella

The council's directory lists six state primary schools (Ramón y Cajal, Miguel de Cervantes, Rei en Jaume, Antonio Machado, Gregori Mayans and Vicente Tosca) and two state secondary schools (IES Gonzalo Anaya and IES R. Muntaner).

It also lists CC Ntra. Sra. de la Salud, which the council codes as a privately run centre, an adult school (EPA Enric Valor), four nursery schools and a section of the Quart de Poblet language school. The Generalitat's directory is the place to confirm each school's status.

The council has approved the project for a new CEIP Gregori Mayans i Ciscar, with total funding of 13,378,746.22 EUR. It says works start in 2027 in phases, with temporary classrooms on a nearby municipal plot so pupils stay in the neighbourhood.

The council's list names no international school, but it lists local services, not private provision. For an international curriculum, our guide to international schools in Valencia covers the options within reach, and our state school guide explains how admission works.

Fiestas, the clown festival and Las Fallas

The patron-saint fiestas run from late August into September for the Virgen de la Salud and the Cristo de la Luz. The night of 7 September is the Nit de les Figues, when neighbours dine in the street and the council hands out sausage sandwiches at 2 a.m., and 8 and 9 September are the days of the two patrons.

In November the town hosts the Mostra Internacional de Pallasses i Pallassos, an international clown festival declared of provincial tourist interest in 2014. The 2024 edition was suspended because of the flood, and the 32nd edition ran from 2 to 16 November 2025.

Xirivella also celebrates Las Fallas from 15 to 19 March, as Valencia does. The council's local heritage and history pages are the place to start for the town's older buildings and irrigation channels.

Photo: Pacopac, CC BY-SA 4.0

Who Xirivella suits

It suits people who want a lower rent than the city and are comfortable with trains and buses instead of the metro, and buyers who want a flat beside the city at a much lower price per square metre, once the flood question is settled for the building.

It suits you less if a metro station at your door is non-negotiable, in which case Mislata is the neighbour with two stations, or if you want a village feel. On the city side compare Patraix, Jesús and L'Olivereta.

Registering and paperwork in Xirivella

Your padrón registration is made at the Ajuntament de Xirivella (play_arrow), at Plaça de la Concòrdia 6, which the council lists as open Monday to Friday from 8:00 to 15:00. The certificate names Xirivella, not Valencia.

Your IBI and local taxes are set by Xirivella's council. Our empadronamiento guide covers the registration itself, and the NIE and residency paperwork are national.