How much will you pay for an apartment in Basque Country today? (2026)

We constantly update this blog post so the apartment prices in Basque Country in 2026 stay as close as possible to the latest registered sales, asking prices, rent data, and tax rules.

For a foreign buyer, the main thing to understand is simple: Basque Country is not one single property market, because Donostia-San Sebastián can cost almost twice as much as Bilbao and much more than Vitoria-Gasteiz.

This guide focuses only on apartments in Basque Country, because flats represent almost the whole urban housing market in the region.

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 Basque Country.

Who is the author of this content?

INVESTROPA

A team specialized in real estate investing in European countries

We are a team of financial experts, legal professionals, developers, and local real estate specialists dedicated to helping people like you avoid mistakes when investing in real estate in a foreign place, particularly in Basque Country. If you’d like to learn more about us, you can check our presentation page.

How much do apartments really cost in Basque Country in 2026?

What's the average and median apartment price in Basque Country in 2026?

As of June 2026, the average apartment price in Basque Country is about €295,000, or about $345,000, while the median apartment is closer to €250,000 to €265,000, or about $293,000 to $310,000.

In per-square-meter terms, the average apartment price in Basque Country in 2026 is about €3,400 to €3,500/m², or about $3,980 to $4,095/m², which is roughly €315 to €325/sq ft, or about $370 to $380/sq ft.

For most standard apartments in Basque Country in 2026, a realistic purchase range is about €200,000 to €450,000, or about $234,000 to $527,000, although central Donostia-San Sebastián and top Bilbao areas can go far above that.

How much is a studio apartment in Basque Country in 2026?

As of June 2026, a typical studio apartment in Basque Country costs about €170,000 to €230,000, or about $199,000 to $269,000, with the cheapest realistic options usually outside prime Bilbao and Donostia.

For entry-level to mid-range studios in Basque Country, expect about €125,000 to €230,000, or about $146,000 to $269,000, while high-end studios in Donostia-San Sebastián or central Bilbao can cost about €300,000 to €350,000, or about $351,000 to $410,000.

The typical studio apartment in Basque Country is usually about 32 to 40 m², so even a small difference in €/m² changes the final price very quickly.

How much is a one-bedroom apartment in Basque Country in 2026?

As of June 2026, a typical one-bedroom apartment in Basque Country costs about €230,000 to €300,000, or about $269,000 to $351,000, with Vitoria-Gasteiz usually below this range and Donostia-San Sebastián often above it.

Entry-level to mid-range one-bedroom apartments in Basque Country usually cost about €160,000 to €300,000, or about $187,000 to $351,000, while high-end one-bedroom apartments in prime Donostia or central Bilbao can cost about €400,000 to €500,000, or about $468,000 to $585,000.

A normal one-bedroom apartment in Basque Country is usually about 45 to 55 m², which makes this size popular with single tenants, couples, and first-time buyers.

How much is a two-bedroom apartment in Basque Country in 2026?

As of June 2026, a typical two-bedroom apartment in Basque Country costs about €300,000 to €410,000, or about $351,000 to $480,000, because this size sits close to the standard family-flat market.

Entry-level to mid-range two-bedroom apartments in Basque Country usually cost about €220,000 to €410,000, or about $257,000 to $480,000, while high-end two-bedroom apartments in Donostia-San Sebastián or the best Bilbao districts can cost about €550,000 to €750,000, or about $644,000 to $878,000.

By the way, you will find much more detailed price ranges for apartments in our property pack covering the property market in Basque Country.

How much is a three-bedroom apartment in Basque Country in 2026?

As of June 2026, a typical three-bedroom apartment in Basque Country costs about €380,000 to €560,000, or about $445,000 to $655,000, with a wide gap between Vitoria-Gasteiz, Bilbao, and Donostia-San Sebastián.

Entry-level to mid-range three-bedroom apartments in Basque Country usually cost about €300,000 to €560,000, or about $351,000 to $655,000, while high-end three-bedroom apartments in prime Donostia can cost about €900,000 to more than €1 million, or about $1.05 million to more than $1.17 million.

A typical three-bedroom apartment in Basque Country is usually about 85 to 100 m², which is close to the average surface seen in recent registered Basque transactions.

What's the price gap between new and resale apartments in Basque Country in 2026?

As of June 2026, new-build apartments in Basque Country are about 7% to 8% more expensive than resale apartments on average, but the gap is much larger in Gipuzkoa because new supply is scarce and expensive.

The estimated average price for new-build apartments in Basque Country is about €3,570/m², or about $4,180/m², which is about €332/sq ft, or about $388/sq ft.

The estimated average price for resale apartments in Basque Country is about €3,320/m², or about $3,885/m², which is about €309/sq ft, or about $361/sq ft.

Can I afford to buy in Basque Country in 2026?

What's the typical total budget (all-in) to buy an apartment in Basque Country in 2026?

As of June 2026, the typical all-in budget to buy a standard resale apartment in Basque Country is about €273,000 to €276,000, or about $319,000 to $323,000, if the purchase price is around €260,000.

This all-in budget usually includes the apartment price, transfer tax, notary, land registry, gestoría, valuation, bank costs if financed, and a small safety buffer for legal checks or translations.

We go deeper and try to understand what costs can be avoided or minimized (and how) in our Basque Country property pack.

[VARIABLE WHAT-YOU-CAN-GET-BUDGET]

What down payment is typical to buy in Basque Country in 2026?

As of June 2026, a foreign non-resident buying a €300,000 apartment in Basque Country should expect a cash need of about €105,000 to €138,000, or about $123,000 to $161,000, once the deposit and closing costs are included.

Most banks in Spain commonly expect residents to contribute at least 20% of the price, while non-residents are often asked to contribute around 30% to 40% before costs.

For better mortgage terms in Basque Country, a safer target is around 35% to 40% cash for a non-resident buyer, because banks usually do not finance taxes and purchase fees.

[VARIABLE MORTGAGE]

Which neighborhoods are cheapest or priciest in Basque Country in 2026?

How much does the price per m² for apartments vary by neighborhood in Basque Country in 2026?

As of June 2026, apartment prices in Basque Country can range from below €3,000/m², or below $3,510/m², in cheaper urban areas to almost €9,000/m², or about $10,530/m², in the most expensive Donostia-San Sebastián districts.

The most affordable urban neighborhoods include Otxarkoaga-Txurdinaga in Bilbao at about €2,900/m², or $3,390/m², and Casco Viejo, Aranzabela-Aranbizkarra, Judimendi-Santa Lucía, and Coronación in Vitoria-Gasteiz at roughly €2,650 to €2,850/m², or about $3,100 to $3,335/m².

The most expensive neighborhoods include Centro-Miraconcha, Antiguo, Parte Vieja, and Gros in Donostia-San Sebastián, where May 2026 asking prices range roughly from €6,800 to €8,850/m², or about $7,955 to $10,355/m².

[VARIABLE WHICH-AREA]

What neighborhoods are best for first-time buyers on a budget in Basque Country in 2026?

As of June 2026, the three most useful budget areas for first-time apartment buyers in Basque Country are Otxarkoaga-Txurdinaga in Bilbao, Rekalde in Bilbao, and Lakua-Arriaga or Casco Viejo in Vitoria-Gasteiz.

In these budget-friendly Basque Country areas, a realistic apartment price range is about €170,000 to €320,000, or about $199,000 to $374,000, depending on size, lift, condition, and exact street.

These areas offer lower entry prices, everyday services, public transport links, and stronger rental depth than many small towns, which matters if the buyer later wants to rent or resell.

The trade-off is that some buildings are older, some streets feel less premium, and buyers must check the lift, façade, roof, energy rating, and any planned derrama before making an offer.

Which neighborhoods have the fastest-rising apartment prices in Basque Country in 2026?

As of June 2026, the fastest-rising areas to watch in Basque Country include Basurto-Zorroza, Deusto, and Rekalde in Bilbao, plus Lakua-Arriaga and Centro in Vitoria-Gasteiz.

In May 2026 asking-price data, Basurto-Zorroza was up about 23% year over year, Deusto about 14%, Rekalde about 15%, Lakua-Arriaga about 16%, and Vitoria-Gasteiz Centro about 15%.

The main driver is spillover demand, because buyers priced out of prime Bilbao and Donostia are looking for better value in connected neighborhoods with services, transport, and larger flats.

[VARIABLE PRICE-FORECASTS]

What extra costs will I pay on top of the apartment price in Basque Country in 2026?

What are all the buyer closing costs when you buy an apartment in Basque Country?

For a typical €300,000 resale apartment in Basque Country in 2026, buyer closing costs are usually about €15,000 to €18,000, or about $17,600 to $21,100.

The main closing-cost categories in Basque Country are transfer tax, notary fees, land registry fees, gestoría, valuation, mortgage-related costs if financed, legal review, and basic foreign-buyer paperwork.

The largest closing cost for a resale apartment is usually ITP, which is generally around 4% for many standard resale purchases in the Basque foral system.

Some costs can vary between transactions, especially legal fees, valuation, bank products, translation, power of attorney, and whether the buyer qualifies for a reduced transfer-tax rate.

On average, how much are buyer closing costs as a percentage of the purchase price for an apartment in Basque Country?

For a resale apartment in Basque Country in 2026, buyers should usually budget about 5% to 6% of the purchase price for closing costs.

The realistic low-to-high range is about 4.5% to 7% for most standard resale transactions, while new-build purchases are much higher at about 11% to 13% because VAT is 10%.

We actually cover all these costs and strategies to minimize them in our pack about the real estate market in Basque Country.

What are the ongoing monthly and yearly costs of an apartment in Basque Country in 2026?

What are typical HOA fees in Basque Country right now?

HOA fees, usually called community fees in Spain, are common for apartments in Basque Country, and a normal flat often costs about €60 to €120 per month, or about $70 to $140 per month.

A basic building may cost about €40 to €70 per month, or about $47 to $82, while larger buildings with a lift, central heating, garage, concierge, or planned works can cost €150 to €250+ per month, or about $176 to $293+.

What utilities should I budget monthly in Basque Country right now?

For a typical apartment in Basque Country in 2026, monthly utilities usually cost about €130 to €220, or about $152 to $257, for a normal one-bedroom or two-bedroom flat.

A small efficient apartment may cost about €110 to €150 per month, or about $129 to $176, while an older three-bedroom apartment with winter heating can reach about €250 per month, or about $293.

This monthly utility budget usually includes electricity, gas or heating, water, internet, and mobile service, but it does not usually include community fees.

Heating is often the utility to watch in Basque Country because damp winters and older buildings can make a flat more expensive to run than a buyer expects.

How much is property tax on apartments in Basque Country?

For a normal apartment in Basque Country in 2026, annual property tax, known as IBI, is often about €250 to €700 per year, or about $293 to $819.

IBI is calculated by the municipality using the cadastral value of the property, not the purchase price paid by the buyer.

For a €300,000 apartment in Basque Country, a safe underwriting range is about €400 to €600 per year, or about $468 to $702, unless the seller provides the exact IBI receipt.

[VARIABLE PROPERTY-TAXES-FEES]

What's the yearly building maintenance cost in Basque Country?

The typical yearly building maintenance cost for an apartment owner in Basque Country is about €720 to €1,800 per year, or about $842 to $2,106, when normal community fees are included.

A realistic range is about €500 to €1,500 per year, or about $585 to $1,755, for older-building repair reserves, on top of ordinary fees when the building needs façade, roof, lift, or energy works.

Building maintenance usually covers cleaning, lighting, insurance for common areas, lift upkeep, small repairs, administrator fees, and routine shared-building costs.

In Basque Country, ordinary maintenance is usually included in community fees, but major works are often charged separately through a derrama, which can be a serious cash surprise.

How much does home insurance cost in Basque Country?

For a normal apartment in Basque Country in 2026, annual home insurance usually costs about €180 to €350 per year, or about $211 to $410.

A realistic insurance range is about €150 to €500 per year, or about $176 to $585, depending on apartment size, coverage level, contents, mortgage requirements, and property value.

Home insurance is not always mandatory if the apartment has no mortgage, but mortgage lenders usually require insurance coverage and may offer their own policy.

[PLACEHOLDER E]

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 Basque Country, 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	Why this source is reliable	How we used it
Colegio de Registradores, ERI 1T 2026	It is based on registered Spanish property transactions, not asking prices.	We used it for the main 2026 transaction €/m² anchor. We also used it for new-versus-used prices, average surfaces, and apartment-market structure.
Registradores press release, May 2026	It summarizes the latest official ERI release in a readable format.	We used it to cross-check regional and capital-city momentum. We also used it to confirm that Basque capitals remain expensive by Spanish standards.
Ministerio de Vivienda, valor tasado	It is Spain’s official appraisal-value series.	We used it as a conservative cross-check against transaction prices. We did not use it alone because appraisal values can lag live market prices.
INE, Índice de Precios de Vivienda	INE is Spain’s national statistics institute.	We used it to confirm the wider 2026 price-cycle direction. We did not use it for neighborhood prices because it is not local enough.
Gobierno Vasco housing-price tables	It is the Basque Government’s official housing-price statistical series.	We used it to check whether registered-sales evidence matched local official statistics. We especially used it for territory-level interpretation.
Observatorio Vasco de la Vivienda	It centralizes official Basque housing research and policy information.	We used it for housing-market and policy context. We also used it to understand affordability pressure and building-stock issues.
EMAL Basque rental-market statistics	It is based on rental-deposit records, not only advertised rents.	We used it to ground rent and yield logic. We cross-checked it with portal rents because deposit data can lag the live market.
idealista Euskadi sale index	It is a large housing portal with transparent local asking-price series.	We used it for current asking-price momentum in Basque Country. We did not treat it as completed-sale evidence.
idealista Bilbao sale index	It gives current district-level asking prices for Bilbao.	We used it for Bilbao neighborhoods such as Abando, Indautxu, Deusto, Rekalde, and Otxarkoaga-Txurdinaga. We used it to compare premium and budget districts.
idealista Donostia-San Sebastián sale index	It gives current district-level asking prices in Spain’s most expensive Basque city.	We used it to identify prime Donostia districts. We treated these prices as asking-price evidence, not final transaction evidence.
idealista Vitoria-Gasteiz sale index	It gives current city and district prices for the most affordable Basque capital.	We used it to compare Vitoria-Gasteiz with Bilbao and Donostia. We also used it to identify realistic first-time-buyer areas.
idealista Bilbao rent index	It gives current advertised rent per m² by Bilbao district.	We used it to test rent and yield assumptions. We cross-checked it against EMAL because asking rents can overstate signed rents.
Fotocasa Bilbao price index	It is another major Spanish portal with independent market tracking.	We used it as a secondary portal check. We did not use it as the main source because Registradores is stronger for completed sales.
Bizkaia ITP tariff	It is an official provincial tax document for the Basque foral system.	We used it for the resale-transfer-tax rule. We applied it as the core closing-cost item for resale apartments.
Vitoria-Gasteiz IBI page	It is an official city-tax page explaining how IBI is calculated.	We used it to explain annual property-tax mechanics. We estimated typical bills with cadastral-value logic, not purchase-price logic.
Bank of Spain	It is Spain’s central bank and a reliable mortgage-market reference.	We used it for mortgage context and buyer-financing assumptions. We combined it with market practice for resident and non-resident deposits.
Consejo General del Notariado	It is the official Spanish notary-sector body.	We used it for notary and purchase-process context. We included notary costs as part of the buyer’s all-in budget.
IDAE energy-efficiency information	It is Spain’s official energy-efficiency body.	We used it for energy and building-efficiency context. We adjusted utility assumptions for the Basque climate and older housing stock.

[PLACEHOLDER F]