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Housing prices in Basque Country in 2026 are still rising, but the market is very different from one province and one neighborhood to another.
In this article, we explain the current housing prices in Basque Country, using the latest official and market data available for June 2026.
We constantly update this blog post, because Basque Country property prices can change quickly in Bilbao, Donostia-San Sebastián, Getxo and the main coastal areas.
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.
Insights
- The average housing price in Basque Country in 2026 is about €305,000, but the typical buyer should also look at the median price, around €270,000.
- Basque Country asking prices are usually about 8% to 10% higher than actual sale prices, especially in visible online listings in Donostia and Getxo.
- The average price per square metre in Basque Country in 2026 is about €3,250, but prime Donostia can easily reach €7,000 to €9,000 per square metre.
- Álava and peripheral districts remain the main entry points for buyers who want Basque Country property below €200,000.
- Bilbao is expensive, but Bilbao still offers more price variety than Donostia-San Sebastián, especially outside Abando, Indautxu and Deusto.
- Donostia-San Sebastián is the clear premium market in Basque Country, with beach and central apartments often priced like luxury assets.
- New-build homes in Basque Country usually cost 15% to 25% more than similar existing homes, mainly because new supply is limited.
- For a resale home in Basque Country, a buyer should usually add 7% to 12% on top of the purchase price for taxes and fees.
- A $500,000 budget, around €432,000, can still buy a good family apartment in Bilbao, but not a prime sea-adjacent home in Donostia.
What is the average housing price in Basque Country in 2026?
The median housing price is often more useful than the average housing price in Basque Country, because a few luxury homes in Donostia, Getxo or coastal Gipuzkoa can push the average higher than what many buyers actually pay.
We are writing this as of 2026, using the latest data collected from authoritative sources that we manually double checked.
The median housing price in Basque Country in 2026 is about €270,000, which is about $312,500, and the average housing price in Basque Country in 2026 is about €305,000, which is about $352,500.
The realistic price range for around 80% of residential property goods in Basque Country in 2026 is about €150,000 to €650,000, or about $173,600 to $752,200.
A realistic entry range in Basque Country in 2026 is about €120,000 to €180,000, or about $138,900 to $208,300, which can buy an older 45 to 60 sq m apartment in a lower-priced Bilbao district such as Otxarkoaga-Txurdinaga or a modest home in a secondary town in Álava.
A typical luxury property in Basque Country in 2026 usually costs about €900,000 to €2,500,000, or about $1.04 million to $2.89 million, which can buy a large apartment in Centro-Miraconcha in Donostia-San Sebastián or a family home in Neguri, Getxo.
By the way, you will find much more detailed price ranges in our property pack covering the real estate market in Basque Country.
We cross-checked the trend with INE, MIVAU and idealista.
We used ECB exchange-rate data to convert euros into dollars.
Are Basque Country property listing prices close to the actual sale price in 2026?
In Basque Country in 2026, property listing prices are usually about 8% to 10% higher than actual sale prices.
This gap exists because idealista and other portals show asking prices, while official data from Eustat and valuation data from MIVAU are closer to completed or appraised values. The gap varies most in Donostia-San Sebastián, Getxo and prime Bilbao, where owners often test high prices because supply is limited and buyer demand is strong.
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What is the price per sq m or per sq ft for properties in Basque Country in 2026?
As of 2026, the median housing price in Basque Country is about €3,050 per sq m, or about $3,530 per sq m, which equals about €283 per sq ft, or about $328 per sq ft.
The average housing price in Basque Country is about €3,250 per sq m, or about $3,760 per sq m, which equals about €302 per sq ft, or about $349 per sq ft.
The highest price per sq m in Basque Country in 2026 is usually found in small and medium apartments in prime walkable areas, while the lowest price per sq m is usually found in larger older homes, peripheral apartments and inland properties that need renovation.
The highest price per sq m in Basque Country in 2026 is found in Donostia areas such as Centro-Miraconcha, Antiguo, Gros and Parte Vieja, where practical ranges can reach €7,000 to €9,000 per sq m.
The lowest price per sq m is found in lower-priced Álava towns and peripheral Bilbao or Vitoria districts, where practical ranges often sit around €1,800 to €2,900 per sq m.
We compared this with MIVAU, Tinsa and idealista.
We treated idealista as a live asking-price ceiling, not as the closed-sale baseline.
How have property prices evolved in Basque Country?
Compared with one year ago, property prices in Basque Country are about 10% to 12% higher in nominal terms. The main reason is simple: supply is tight in Donostia, Bilbao, Getxo and coastal Gipuzkoa, while buyer demand has stayed strong.
Compared with two years ago, property prices in Basque Country are also clearly higher, with the strongest gains in the most urban and coastal markets. Mortgage demand recovered in Spain, and Basque Country buyers kept competing for a limited number of well-located homes.
By the way, we’ve written a blog article detailing the latest updates on property price variations in Spain.
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 Basque Country.
We checked the latest public reporting from El País on Spain’s Q1 2026 price rise.
We compared the trend with idealista asking-price data for Euskadi.
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How do prices vary by housing type in Basque Country in 2026?
In Basque Country in 2026, the market is mostly made of existing apartments, which represent about 65% of normal transactions, while new-build apartments are about 10%, terraced homes about 8%, detached houses about 7%, compact flats about 5% and luxury homes about 5%.
Existing apartments in Basque Country average around €285,000, or about $329,800, while new-build apartments are closer to €380,000, or about $439,800. Terraced and semi-detached homes average around €430,000, or about $497,600, detached houses around €650,000, or about $752,200, compact flats around €170,000, or about $196,700, and luxury homes often start around €1.25 million, or about $1.45 million.
If you want to know more, you should read our dedicated analyses:
- How much should you pay for a house in Basque Country?
- How much should you pay for an apartment in Basque Country?
We used Engel & Völkers to cross-check apartments versus houses in the private market.
We adjusted the examples with idealista local asking-price data.
How do property prices compare between existing and new homes in Basque Country in 2026?
In Basque Country in 2026, new-build homes usually cost about 15% to 25% more than comparable existing homes, and the premium can be higher in the most constrained parts of Gipuzkoa and Donostia-San Sebastián.
This premium exists because new homes in Basque Country are limited, usually more energy efficient, easier to finance emotionally for non-professional buyers, and less likely to need immediate renovation work.
We compared the official gap with idealista live asking-price levels.
We kept the estimate practical because new-build supply is uneven across Bilbao, Vitoria and Donostia.
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How do property prices vary by neighborhood in Basque Country in 2026?
Donostia-San Sebastián areas such as Centro-Miraconcha, Gros and Antiguo have renovated apartments, sea-adjacent flats and high-end family homes. In 2026, typical prices in these Basque Country neighborhoods range from about €700,000 to €1.5 million, or about $810,000 to $1.74 million, because supply is very limited and the lifestyle appeal is strong.
Bilbao neighborhoods such as Abando, Indautxu and Deusto offer central apartments, family flats and some new-build stock. In 2026, typical prices in these Bilbao areas range from about €430,000 to €850,000, or about $498,000 to $984,000, because transport, jobs and services support steady demand.
Getxo neighborhoods such as Las Arenas, Neguri and Algorta offer larger apartments, villas and family homes near the coast. In 2026, typical prices in these Getxo areas range from about €550,000 to €1.5 million, or about $636,500 to $1.74 million, because buyers pay for coastal living, space, metro access and international schools.
You will find a much more detailed analysis by areas in our property pack about Basque Country. Meanwhile, here is a quick summary table we have made so you can understand how prices change across areas:
| Area in Basque Country | Market label | Average price range | Average price per sq m | Average price per sq ft |
|---|---|---|---|---|
| Centro-Miraconcha, Donostia | Luxury, beach, prime | €750k to €1.8m, or $868k to $2.08m | €7,800 to €9,500, or $9,027 to $10,994 | €725 to €883, or $839 to $1,022 |
| Antiguo, Donostia | Prime family, beach | €650k to €1.4m, or $752k to $1.62m | €6,800 to €8,200, or $7,870 to $9,489 | €632 to €762, or $731 to $881 |
| Gros, Donostia | Popular, surf, walkable | €550k to €1.2m, or $636k to $1.39m | €6,000 to €7,300, or $6,944 to $8,446 | €557 to €678, or $645 to $785 |
| Altza-Bidebieta, Donostia | Entry, commute | €250k to €500k, or $289k to $579k | €3,500 to €4,300, or $4,051 to $4,977 | €325 to €400, or $376 to $462 |
| Indautxu, Bilbao | Prime urban | €450k to €950k, or $521k to $1.10m | €4,900 to €5,700, or $5,671 to $6,597 | €455 to €530, or $527 to $613 |
| Abando-Albia, Bilbao | Central, business | €430k to €900k, or $498k to $1.04m | €4,700 to €5,500, or $5,439 to $6,365 | €437 to €511, or $505 to $591 |
| Deusto, Bilbao | Family, student, metro | €350k to €700k, or $405k to $810k | €4,000 to €4,800, or $4,629 to $5,555 | €372 to €446, or $430 to $516 |
| Otxarkoaga-Txurdinaga, Bilbao | Entry, value | €160k to €330k, or $185k to $382k | €2,600 to €3,200, or $3,009 to $3,703 | €242 to €297, or $280 to $344 |
| Centro, Vitoria-Gasteiz | Central, stable | €280k to €600k, or $324k to $694k | €3,300 to €3,900, or $3,819 to $4,513 | €307 to €362, or $355 to $419 |
| Casco Viejo, Vitoria-Gasteiz | Value, historic | €170k to €360k, or $197k to $417k | €2,300 to €2,900, or $2,662 to $3,356 | €214 to €269, or $248 to $312 |
| Neguri, Getxo | Luxury, family, coast | €700k to €1.8m, or $810k to $2.08m | €4,800 to €5,800, or $5,555 to $6,713 | €446 to €539, or $516 to $624 |
| Algorta, Getxo | Coastal, family | €420k to €900k, or $486k to $1.04m | €4,200 to €5,100, or $4,861 to $5,904 | €390 to €474, or $452 to $548 |
We adjusted the ranges downward where buyers are more likely to see completed-sale prices than listing prices.
We used the same ECB exchange rate across the article for dollar conversions.
How much more do you pay for properties in Basque Country when you include renovation work, taxes, and fees?
In Basque Country in 2026, a normal resale buyer should usually budget 7% to 12% above the purchase price, while a buyer of a home needing serious renovation can easily pay 20% to 35% more all in.
If you buy a Basque Country property for around $200,000, or about €172,800, you may add roughly €15,000 to €30,000 for resale taxes, notary, registry, legal help and light work. That means the final cost can land near €188,000 to €203,000, or about $218,000 to $235,000.
If you buy a Basque Country property for around $500,000, or about €432,000, you may add roughly €35,000 to €70,000 if the home is a normal resale and does not need a heavy renovation. That means the final cost can land near €467,000 to €502,000, or about $540,000 to $581,000.
If you buy a Basque Country property for around $1,000,000, or about €864,100, you may add roughly €75,000 to €250,000 depending on tax treatment and renovation needs. That means the final cost can land near €939,000 to €1.11 million, or about $1.09 million to $1.29 million.
By the way, we keep updated a blog article detailing the property taxes and fees to factor in the total buying cost in Spain.
Meanwhile, here is a detailed table of the additional expenses you may have to pay when buying a new property in Basque Country
| Additional expense | Type | Estimated cost range in Basque Country |
|---|---|---|
| Transfer tax on resale, ITP | Tax | Often around 4% for many resale housing purchases, although reduced cases can apply depending on the province and main-residence rules. On a €300,000 home, 4% is about €12,000, or about $13,900. |
| VAT on new-build residential property | Tax | Usually 10% of the purchase price for standard new residential property in Spain. On a €400,000 new-build home, this is about €40,000, or about $46,300. |
| Stamp duty, AJD | Tax | Often around 0.5% to 1.5%, depending on the province and the exact case. On a €400,000 new-build purchase, this can mean about €2,000 to €6,000, or about $2,300 to $6,900. |
| Notary | Fee | A typical buyer should budget about €600 to €1,500, or about $700 to $1,700. The exact amount depends on the deed and the purchase value. |
| Land registry | Fee | A practical range is about €400 to €1,200, or about $500 to $1,400. This is usually a smaller cost than taxes, but it still belongs in the buying budget. |
| Lawyer or conveyancing support | Fee | A normal range is about €1,000 to €3,000 or more, which is about $1,200 to $3,500 or more. Non-resident buyers often prefer paying for legal checks before signing. |
| Mortgage valuation and bank costs | Financing | A buyer using a mortgage should expect roughly €300 to €800, or about $350 to $925, for valuation and related costs. The final number depends on the bank and loan structure. |
| Light renovation | Renovation | A simple refresh can cost about €300 to €600 per sq m, or about $347 to $694 per sq m. This can cover paint, basic repairs and modest interior upgrades. |
| Full renovation | Renovation | A full renovation can cost about €900 to €1,600 per sq m, or about $1,042 to $1,852 per sq m. Older apartments in central Bilbao or Donostia can easily need this level of work. |
We checked practical provincial guidance from Bizkaia for ITP and AJD treatment.
We rounded all buying-cost examples because notary, registry, legal and renovation costs vary by property.
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 Basque Country in 2026 with different budgets?
With $100,000, or about €86,400, there is very little normal free-market stock in Basque Country in 2026, but you may find a 25 to 35 sq m studio in an inland secondary town, a very small older apartment in Álava outside Vitoria, or an auction-style renovation-heavy unit.
With $200,000, or about €172,800, you may find a 45 to 55 sq m existing apartment in a lower-priced Bilbao district, a 60 to 75 sq m existing apartment in a secondary Álava town, or a small older flat in a peripheral Vitoria-Gasteiz neighborhood.
With $300,000, or about €259,200, you may find a 70 to 85 sq m existing apartment in a non-prime Vitoria-Gasteiz district, a 60 to 70 sq m older flat outside prime Bilbao, or a 55 to 65 sq m apartment in a Bizkaia commuter town.
With $500,000, or about €432,000, you may find an 85 to 100 sq m family apartment in Bilbao areas such as Deusto or Santutxu, a 100 to 130 sq m home in Vitoria or inland Álava, or a 60 to 70 sq m apartment in Donostia outside the prime beach areas.
With $1,000,000, or about €864,100, you may find a 100 to 130 sq m apartment in central Bilbao, a 100 to 120 sq m apartment in Gros, Antiguo or Amara in Donostia, or a large apartment or smaller house in Algorta or Las Arenas in Getxo.
With $2,000,000, or about €1.73 million, there is a real luxury market in Basque Country in 2026, especially for a 160 to 220 sq m prime apartment in Centro-Miraconcha, a villa in Neguri, or a large sea-adjacent property in Donostia or Zarautz.
If you need a more detailed analysis, we have a blog article detailing what you can buy at different budget levels in Spain.
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 we trust it | How we used it |
|---|---|---|
| Eustat housing transaction price table | Eustat is the official Basque statistics office. | We used this source as the main anchor for average transaction prices in Basque Country. We then adjusted the latest official level with 2026 price-growth evidence. |
| Eustat price per square metre table | This table gives official registered prices per square metre in Euskadi. | We used it to estimate the average price per sq m in Basque Country. We also used it to compare new and existing homes. |
| INE Housing Price Index | INE is Spain’s national statistics institute. | We used INE to understand how Basque Country prices moved into early 2026. We did not use it for euro price levels because it is an index. |
| MIVAU appraised housing value | MIVAU is the Spanish government ministry responsible for official housing-value statistics. | We used MIVAU to cross-check the regional price per sq m level. We treated it as conservative because appraised values can sit below asking prices. |
| Tinsa Basque Country valuation index | Tinsa is one of Spain’s major valuation companies. | We used Tinsa as a second valuation benchmark. We used it mainly to avoid relying only on property portals. |
| idealista Euskadi price report | idealista is Spain’s largest property portal and shows live asking-price trends. | We used idealista to understand current asking-price momentum in Basque Country. We discounted the figures when estimating likely sale prices. |
| idealista Bilbao price report | This source gives fresh local asking prices for Bilbao. | We used Bilbao data for district-level price examples. We used it to compare Indautxu, Abando, Deusto and Otxarkoaga-Txurdinaga. |
| idealista Donostia-San Sebastián price report | This report gives current asking prices in the most expensive Basque city. | We used Donostia data to estimate prime ranges. We used it for Centro-Miraconcha, Antiguo, Gros and lower-priced Donostia areas. |
| idealista Vitoria-Gasteiz price report | This source gives local asking-price data for the Álava capital. | We used Vitoria-Gasteiz data for mid-market and entry examples. We also used it to show the difference between Álava and coastal Gipuzkoa. |
| idealista Getxo price report | This report covers one of the main high-end family markets near Bilbao. | We used Getxo data for Las Arenas, Neguri and Algorta estimates. We also used it to benchmark coastal family-home prices. |
| Engel & Völkers Basque Country market pages | Engel & Völkers has strong visibility in prime and luxury real estate. | We used this source to cross-check apartment and house price differences. We did not use it as the main source because it is private-sector and listing-based. |
| European Central Bank euro-dollar reference rate | The ECB is the official source for euro reference exchange rates. | We used the ECB exchange rate of €1 equals $1.1573. We rounded dollar prices because property prices are estimates, not exact quotes. |
| El País coverage of INE Q1 2026 housing prices | El País is a major Spanish newspaper with regular housing-market coverage. | We used this article to confirm the strength of Spain’s early 2026 price growth. We used it as context, not as the main price source. |
| El País coverage of MIVAU housing values | This article reports recent official valuation levels in a clear public format. | We used it to cross-check the MIVAU regional price per sq m signal. We compared that level with Eustat and idealista. |
| El País coverage of Spanish mortgage activity | Mortgage activity helps explain buyer demand and price pressure. | We used this source to explain why demand stayed strong in 2026. We did not use it to estimate absolute housing prices. |
| INE consumer price data | INE is Spain’s official source for inflation data. | We used CPI data to discuss real price growth. We separated nominal housing growth from inflation-adjusted growth. |
| Datosmacro Basque CPI page | Datosmacro republishes regional CPI data in an accessible format. | We used it as a practical cross-check for Basque inflation. We did not treat it as stronger than official INE data. |
| Euskadi ITP and AJD tax portal | This public portal explains the Basque foral framework for transfer tax and stamp duty. | We used it to explain why Basque Country tax costs depend on province and buyer situation. We kept the estimate simple for non-professional readers. |
| Bizkaia ITP and AJD guidance | Bizkaia is one of the Basque provincial tax authorities. | We used it to cross-check practical resale and new-build tax treatment. We also used it to explain why buyers should verify the exact tax case before signing. |
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