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This article gives you a complete breakdown of housing prices in Andalusia as of the first half of 2026.
We update this blog post regularly to make sure you always have access to fresh and accurate data.
You will find median prices, price per square meter, neighborhood comparisons, and what you can actually buy at different budgets.
And if you're planning to buy a property in this place, you may want to download our pack covering the real estate market in Andalusia.
Insights
- Andalusia housing prices jumped about 20% in one year, which is the fastest annual growth the region has seen in nearly two decades.
- The gap between listing prices and official appraisal values in Andalusia is roughly 50%, showing how much sellers test the market before negotiating down.
- A 55 square meter apartment in Almeria's El Alquian district costs around 57,000 euros, making it one of the cheapest entry points in all of Andalusia.
- Malaga's Este district now averages 4,737 euros per square meter, which is more than four times the price of Sevilla's budget neighborhoods like San Jeronimo.
- New-build homes in Andalusia carry a 10% to 20% premium over existing properties, mainly because construction hasn't kept up with demand.
- Buyers in Andalusia should budget 10% to 20% on top of the purchase price for taxes, notary fees, and potential renovation work.
- About 60% of homes listed in Andalusia are apartments, while detached villas and houses make up only 15% of the market.
- Real housing prices in Andalusia have grown 60% to 80% over the past decade, even after adjusting for Spain's 28% cumulative inflation since 2015.
- International buyers and tourism demand have created a two-speed market in Andalusia, with coastal areas far outpacing inland towns in price growth.
What is the average housing price in Andalusia in 2026?
The median housing price is more useful than the average because it shows what a typical buyer actually pays, without being skewed by a few ultra-expensive luxury properties on the coast.
We are writing this as of the first half of 2026, using the latest data from November and December 2025 collected from authoritative sources like Idealista, Banco de Espana, and INE, all of which we manually verified.
The estimated median housing price in Andalusia in 2026 is around 225,000 euros, which converts to approximately $265,000 or €225,000. The average housing price is slightly higher at about 260,000 euros, or roughly $306,000 / €260,000, because coastal luxury properties pull the mean upward.
For 80% of residential properties in Andalusia in 2026, you can expect prices to fall between 120,000 euros and 500,000 euros, or about $141,000 to $589,000.
A realistic entry range in Andalusia starts at 80,000 to 120,000 euros ($94,000 to $141,000 / €80,000 to €120,000), which gets you an existing one or two bedroom apartment of 45 to 60 square meters in a smaller city or outer district like El Alquian in Almeria.
Typical luxury properties in Andalusia in 2026 range from 1,000,000 to 5,000,000 euros ($1.18 million to $5.89 million / €1M to €5M), which would buy you a new or fully renovated villa of 200 to 400 square meters in prime Costa del Sol locations with sea views and a pool.
By the way, you will find much more detailed price ranges in our property pack covering the real estate market in Andalusia.
Are Andalusia property listing prices close to the actual sale price in 2026?
In Andalusia in 2026, closed sale prices typically land about 5% to 10% below the initial listing price.
This gap exists because sellers often test the market with optimistic prices, especially in fast-rising areas like Malaga and the Costa del Sol. The discount varies most for properties needing renovation or those where the mortgage valuation comes in lower than the asking price, which forces renegotiation.
Get fresh and reliable information about the market in Andalusia
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What is the price per sq m or per sq ft for properties in Andalusia in 2026?
As of early 2026, the median asking price in Andalusia is approximately 2,650 euros per square meter ($3,123/m² or €2,650/m²), which works out to about 246 euros per square foot ($290/sqft). The average asking price is slightly higher at around 2,750 euros per square meter ($3,241/m² or €2,750/m²), or roughly 255 euros per square foot ($301/sqft).
Prime coastal properties and walkable city centers in Andalusia have the highest price per square meter because of scarce supply and international buyer demand, while outlying districts and inland towns have the lowest prices due to more local-only demand and available buildable land.
The highest prices per square meter in Andalusia are found in Malaga's Este district at around 4,737 euros per square meter and Sevilla's Centro at about 4,061 euros per square meter. The lowest prices appear in areas like El Alquian in Almeria at around 1,045 euros per square meter and San Jeronimo in Sevilla at about 1,440 euros per square meter.
How have property prices evolved in Andalusia?
Compared to one year ago, housing prices in Andalusia have jumped about 20% as of the first half of 2026. This sharp increase happened because demand stayed strong while new construction couldn't keep up, especially in Malaga and coastal markets where both local and international buyers compete for limited inventory.
Looking back ten years, Andalusia housing prices have risen between 60% and 80% in nominal terms. Even after adjusting for Spain's cumulative inflation of about 28% since 2015, most of this growth represents real price increases driven by structural supply shortages and sustained tourism-related demand in coastal areas.
By the way, we've written a blog article detailing the latest updates on property price variations in Andalusia.
Finally, if you want to know whether now is a good time to buy a property there, you can check our pack covering everything there is to know about the housing market in Andalusia.
We did some research and made this infographic to help you quickly compare rental yields of the major cities in Spain versus those in neighboring countries. It provides a clear view of how this country positions itself as a real estate investment destination, which might interest you if you’re planning to invest there.
What types of properties are available in Andalusia in 2026 and how much do they cost?
In Andalusia in 2026, apartments make up about 60% of the market, followed by townhouses at 20%, detached houses and villas at 15%, and premium units like penthouses at around 3%, with new-build developer stock representing just 2% of active listings.
Average prices by property type in Andalusia as of the first half of 2026 break down as follows: apartments of 80 to 90 square meters typically cost 210,000 to 250,000 euros ($248,000 to $295,000), townhouses of 120 to 150 square meters range from 300,000 to 450,000 euros ($354,000 to $530,000), detached villas of 180 to 300 square meters start at 500,000 euros and can exceed 1.5 million euros ($590,000 to $1.77 million), and penthouses in prime areas run from 400,000 to 1.2 million euros ($471,000 to $1.41 million).
If you want to know more, you should read our dedicated analyses:
- How much should you pay for a house in Andalusia?
- How much should you pay for an apartment in Andalusia?
- How much should you pay for a villa in Andalusia?
- How much should you pay for lands in Andalusia?
How do property prices compare between existing and new homes in Andalusia in 2026?
New-build properties in Andalusia in 2026 typically cost 10% to 20% more than comparable existing homes in the same area.
This premium exists because new construction is scarce relative to demand, especially in desirable coastal and metro areas, and buyers pay extra for energy efficiency, modern amenities, and the peace of mind that comes with avoiding renovation surprises.
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An increasing number of foreign investors are showing interest. However, 90% of them will make mistakes. Avoid the pitfalls with our comprehensive guide.
How do property prices vary by neighborhood in Andalusia in 2026?
In Malaga's Este district, you will find premium apartments and penthouses with coastal views, priced at around 4,737 euros per square meter or roughly 426,000 euros for a 90 square meter unit ($502,000). This area attracts international buyers and professionals who want beach access combined with upscale residential amenities.
Sevilla's Centro district offers renovated apartments in historic buildings, with prices averaging 4,061 euros per square meter or about 305,000 euros for a 75 square meter apartment ($360,000). The premium reflects walkability to restaurants, culture, and the classic Andalusian lifestyle that draws both locals and expats.
San Jeronimo in Sevilla is a budget-friendly option at around 1,440 euros per square meter, where a 60 square meter apartment costs approximately 86,000 euros ($101,000). Prices stay low here because the neighborhood sits on the city's edge with primarily local demand and fewer lifestyle amenities.
You will find a much more detailed analysis by areas in our property pack about Andalusia. Meanwhile, here is a quick summary table we have made so you can understand how prices change across areas:
| Neighborhood | Profile | Avg Price Range (€ / $) | Avg per sqm (€ / $) | Avg per sqft (€ / $) |
|---|---|---|---|---|
| Este, Malaga | Coastal premium | €362,000 - €490,000 / $427,000 - $578,000 | €4,026 - €5,448 / $4,745 - $6,422 | €374 - €506 / $440 - $597 |
| Centro, Malaga | Walkable, prime | €245,000 - €332,000 / $289,000 - $391,000 | €3,500 - €4,736 / $4,125 - $5,582 | €325 - €440 / $383 - $518 |
| Teatinos, Malaga | Family, newer stock | €281,000 - €380,000 / $331,000 - $448,000 | €3,124 - €4,226 / $3,683 - $4,983 | €290 - €393 / $342 - $463 |
| Carretera de Cadiz, Malaga | Value, beach access | €256,000 - €346,000 / $302,000 - $408,000 | €3,012 - €4,074 / $3,552 - $4,803 | €280 - €378 / $329 - $446 |
| Bailen-Miraflores, Malaga | Commute, value | €214,000 - €289,000 / $252,000 - $341,000 | €2,681 - €3,627 / $3,160 - $4,276 | €249 - €337 / $293 - $397 |
| Centro, Sevilla | Prime, historic | €259,000 - €351,000 / $305,000 - $413,000 | €3,452 - €4,670 / $4,069 - $5,503 | €321 - €434 / $378 - $511 |
| Los Remedios, Sevilla | Family, premium | €296,000 - €402,000 / $349,000 - $474,000 | €3,118 - €4,218 / $3,674 - $4,971 | €290 - €392 / $341 - $462 |
| Nervion, Sevilla | Commute, schools | €254,000 - €344,000 / $299,000 - $405,000 | €2,823 - €3,819 / $3,328 - $4,501 | €262 - €355 / $309 - $418 |
| Macarena, Sevilla | Value, central-ish | €149,000 - €202,000 / $175,000 - $238,000 | €1,862 - €2,519 / $2,195 - $2,969 | €173 - €234 / $203 - $276 |
| San Jeronimo, Sevilla | Entry, budget | €73,000 - €99,000 / $86,000 - $116,000 | €1,224 - €1,656 / $1,443 - $1,952 | €114 - €154 / $133 - $181 |
| Centro, Almeria | Central, affordable | €109,000 - €148,000 / $129,000 - $174,000 | €1,556 - €2,105 / $1,834 - $2,481 | €145 - €196 / $170 - $231 |
| El Alquian-San Miguel, Almeria | Entry, budget | €49,000 - €66,000 / $58,000 - $78,000 | €888 - €1,202 / $1,046 - $1,417 | €82 - €112 / $97 - $132 |
How much more do you pay for properties in Andalusia when you include renovation work, taxes, and fees?
When buying property in Andalusia in 2026, you should budget an additional 10% to 20% on top of the purchase price to cover taxes, notary fees, registry costs, and any renovation work.
For a property priced at $200,000 (about €170,000) in Andalusia, you would typically pay around 7% in transfer tax (ITP) for resale homes, plus 1,000 to 2,500 euros for notary and registry fees. This brings your total cost to approximately €187,000 to €195,000, or $220,000 to $230,000.
If you buy at $500,000 (about €424,000), the same percentage-based taxes apply, so expect roughly €30,000 in transfer tax plus €2,000 to €3,000 in fees. Your all-in cost would be around €456,000 to €465,000, or $537,000 to $548,000, before any renovation.
At the $1,000,000 level (about €848,000), taxes and fees scale proportionally to around €60,000 for ITP plus €2,500 to €3,500 in administrative costs. If the property needs updating, add €20,000 to €60,000 for renovation, bringing the total to roughly €930,000 to €970,000, or $1.1 million to $1.14 million.
By the way, we keep updated a blog article detailing the property taxes and fees to factor in the total buying cost in Andalusia.
Meanwhile, here is a detailed table of the additional expenses you may have to pay when buying a new property in Andalusia
| Expense | Type | Estimated Cost Range (€ / $) |
|---|---|---|
| ITP (Transfer Tax) | Tax | About 7% of the purchase price for resale properties in Andalusia. On a €200,000 home, this means roughly €14,000 ($16,500). Some reduced rates exist for first-time buyers or young purchasers. |
| VAT (IVA) | Tax | 10% of the purchase price for new-build properties. On a €300,000 new home, expect €30,000 ($35,400) in VAT. This replaces ITP for developer sales. |
| Stamp Duty (AJD) | Tax/Fee | Around 1% to 1.5% of the deed value, depending on transaction details. For a €250,000 property, budget €2,500 to €3,750 ($2,950 to $4,420). This applies mainly to new builds and mortgages. |
| Notary Fees | Fee | Typically €600 to €1,500 ($710 to $1,770) depending on property value and deed complexity. Higher-priced properties and those with mortgages cost more to notarize. |
| Land Registry | Fee | Usually €400 to €1,500 ($470 to $1,770) to register the property in your name. The exact amount depends on the purchase price and mortgage amount. |
| Legal / Gestoria | Service | €800 to €2,500 ($940 to $2,950) for a lawyer or administrative agent to handle paperwork. This is optional but highly recommended for foreign buyers unfamiliar with Spanish procedures. |
| Light Renovation | Renovation | €5,000 to €15,000 ($5,900 to $17,700) for cosmetic updates like painting, new flooring, or updated fixtures. Most resale apartments need at least minor refreshing. |
| Medium Renovation | Renovation | €15,000 to €40,000 ($17,700 to $47,150) for kitchen or bathroom remodels and updated electrical or plumbing. Common for older apartments that haven't been updated in 15+ years. |
| Heavy Renovation | Renovation | €40,000 to €100,000+ ($47,150 to $117,900+) for full gut renovations including structural work. Expect this for older buildings or properties that have been poorly maintained. |
We made this infographic to show you how property prices in Spain compare to other big cities across the region. It breaks down the average price per square meter in city centers, so you can see how cities stack up. It’s an easy way to spot where you might get the best value for your money. We hope you like it.
What properties can you buy in Andalusia in 2026 with different budgets?
With $100,000 (about €85,000) in Andalusia in January 2026, you could buy an existing 55 to 60 square meter apartment in Almeria's El Alquian district for around €57,000, a small existing apartment of 55 square meters in Sevilla's San Jeronimo neighborhood for €79,000 to €86,000, or a compact 40 to 45 square meter unit in Sevilla's outer Bellavista area if you find one in basic condition.
With $200,000 (about €170,000), you could purchase an existing 70 to 80 square meter apartment in Sevilla's Macarena district for €153,000 to €175,000, a 55 to 60 square meter apartment in Malaga's Churriana area for around €156,000, or a 65 to 70 square meter existing apartment in Malaga's Ciudad Jardin neighborhood for approximately €162,000.
With $300,000 (about €255,000), your options include a 70 to 75 square meter existing apartment in Malaga's Carretera de Cadiz area for €248,000 to €265,000, an existing 70 to 75 square meter apartment in Sevilla's Nervion district for €232,000 to €250,000, or a 70 square meter apartment in Malaga's family-friendly Teatinos neighborhood for about €257,000.
With $500,000 (about €424,000), you could get an 85 to 90 square meter apartment in good condition in Malaga's premium Este district for €362,000 to €426,000, a renovated 95 to 105 square meter apartment in Sevilla's historic Centro for €328,000 to €420,000, or a renovated 95 to 110 square meter apartment in Malaga's Centro for €333,000 to €420,000.
With $1,000,000 (about €848,000), you could purchase a large 160 to 180 square meter apartment or penthouse in Malaga's Este district for €760,000 to €850,000, a premium 200 to 240 square meter unit in Sevilla's Centro or Los Remedios neighborhoods for €700,000 to €850,000, or a townhouse in one of the Costa del Sol's sought-after municipalities within Malaga province.
With $2,000,000 (about €1,700,000), there is definitely a market in Andalusia, particularly for high-end Costa del Sol villas of 250 to 350 square meters with pools and sea proximity priced at €1.7 million to €2.5 million, exceptional 200+ square meter penthouses in Malaga's Este district, or ultra-prime properties in internationally renowned coastal enclaves that exceed standard market averages.
If you need a more detailed analysis, we have a blog article detailing what you can buy at different budget levels in Andalusia.
What sources have we used to write this blog article?
Whether it's in our blog articles or the market analyses included in our property pack about Andalusia, we always rely on the strongest methodology we can … and we don't throw out numbers at random.
We also aim to be fully transparent, so below we've listed the authoritative sources we used, and explained how we used them and the methods behind our estimates.
| Source Name | Why It's Authoritative | How We Used It |
|---|---|---|
| Idealista (Andalusia Report) | Spain's largest real estate marketplace with consistent, transparent time series based on active listings. | We used it to describe what sellers are asking in Andalusia and in specific cities and districts. We also used it to build neighborhood price tables and budget examples. |
| Idealista (Malaga City) | Provides district-level price data for Spain's fastest-growing coastal city. | We extracted neighborhood averages for Malaga districts like Este, Centro, and Teatinos. We used these figures to calculate price ranges and budget examples. |
| Idealista (Sevilla City) | Offers detailed district pricing for Andalusia's largest city by population. | We gathered data on Sevilla neighborhoods from Centro to San Jeronimo. We used these to show the price spread between premium and budget areas. |
| Idealista (Malaga Province) | Covers the entire Costa del Sol region with provincial-level pricing trends. | We referenced this for luxury market context and Costa del Sol pricing. We used it to estimate high-end property ranges above one million euros. |
| Banco de Espana | Spain's central bank publishes official, quality-controlled housing market data used by policymakers. | We used it as our transaction-like anchor for Andalusia price per square meter. We compared it to listing prices to estimate typical negotiation gaps. |
| INE (House Price Index) | Spain's official statistics authority providing the standard reference for house price inflation. | We used it to explain how prices changed versus last year and the broader post-2015 trend. We also used it to ground explanations of why prices changed. |
| ECB Data Portal (HICP) | Official harmonized inflation series used across the EU for consistent price comparisons. | We used it to inflation-correct comparisons over one year and ten years. We specifically used the Spain HICP index level with 2015 as the base year. |
| ECB (Exchange Rates) | The European Central Bank's official daily reference rate widely used for reporting. | We used it to convert all euro figures into dollars consistently. We applied the late December 2025 rate of 1.1787 dollars per euro throughout. |
| Junta de Andalucia (ITP/AJD Guide) | The regional government's official guide for exact property transfer taxes buyers pay. | We used it to estimate the typical extra percentage buyers pay on top of purchase price. We translated it into a simple buyer budget table with fee ranges. |
| BBVA (New Home VAT) | Major Spanish bank providing reliable guidance on new-build purchase taxation. | We referenced their VAT rate guidance for new construction purchases. We used this to explain the 10% VAT that applies instead of ITP for developer sales. |
| El Pais (Dec 2025 Report) | Spain's newspaper of record providing context on housing market trends. | We used it to explain why demand stayed strong while supply remained tight. We referenced their reporting on the fastest price growth in 18 years. |
| El Pais (Sept 2025 Report) | Provides analysis of structural factors driving Spain's housing market. | We cited their reporting on supply shortages and construction lag. We used this to explain the decade-long price trend and new-build premium. |
| Banco de Espana (Price Series) | Official appraisal-based price data that tracks actual market valuations. | We used the Q3 2025 figure of 1,804 euros per square meter as a transaction benchmark. We compared this to listing prices to show the methodology gap. |
| ECB (EUR/USD XML Feed) | Machine-readable official exchange rate data for precise currency conversion. | We pulled the latest available rate before January 2026 for consistent dollar conversions. We applied this single rate to all price figures in the article. |
| Idealista (Main Portal) | Primary source for understanding active listing inventory and market composition. | We used it to estimate the breakdown of property types on the market. We analyzed listing patterns to determine that apartments make up about 60% of inventory. |
| INE (Main Portal) | Spain's national statistics institute providing official demographic and economic data. | We referenced their housing statistics methodology for context. We used their definitions to ensure consistency with official Spanish reporting standards. |
| Banco de Espana (Main Portal) | Central bank of Spain with comprehensive economic and financial statistics. | We used their housing statistics section to cross-reference regional price trends. We verified that Andalusia data aligned with national patterns they report. |
| ECB Data Portal (Main) | European Central Bank's comprehensive data warehouse for eurozone statistics. | We accessed multiple datasets including inflation and exchange rates. We used this to ensure all macroeconomic adjustments were based on official EU data. |
| Junta de Andalucia (Main Portal) | Regional government of Andalusia with official regulatory and tax information. | We verified current tax rates and buyer obligations for the region. We ensured our fee estimates reflect the latest Andalusian regulations. |
| BBVA (Main Portal) | One of Spain's largest banks with extensive mortgage and property guidance. | We referenced their homebuyer resources for practical cost estimates. We used their calculators to verify our all-in budget projections. |
| El Pais (Main Portal) | Spain's leading newspaper with dedicated real estate and economics coverage. | We monitored their housing market reporting for trend context. We cited specific articles to support claims about market dynamics and price drivers. |
| Fotocasa | Spain's second-largest property portal providing alternative listing data. | We cross-referenced Idealista figures with Fotocasa where available. We used this to verify that our price ranges were consistent across platforms. |
| Colegio de Registradores | Spain's property registrars association tracking actual recorded transactions. | We referenced their statistics to understand the gap between listing and transaction prices. We used their data to support our 5% to 10% negotiation estimate. |
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