Authored by the expert who managed and guided the team behind the Spain Property Pack
Everything you need to know before buying real estate is included in our Spain Property Pack
Seville's property market has been on a remarkable run, with citywide prices reaching approximately 2,720 euros per square meter in December 2025, marking a 12.9% increase compared to the previous year.
Long-term rents have also climbed to around 12.9 euros per square meter per month, rising 7% year-over-year, driven by a structural housing shortage that Spain's central bank has flagged as a nationwide concern.
Whether you are looking for rental yields, capital appreciation, or lifestyle value, understanding which neighborhoods deliver what is essential before making any investment decision in Seville.
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 Seville.
We constantly update this blog post to reflect the latest market data and regulatory changes affecting property investors in Seville.
What's the Current Real Estate Market Situation by Area in Seville?
Which areas in Seville have the highest property prices per square meter in 2026?
As of early 2026, the three most expensive areas for property in Seville are Centro (the historic core), Triana (the traditional neighborhood across the river), and Prado de San Sebastian, Felipe II, and Bueno Monreal (the university and park district).
In these premium Seville neighborhoods, buyers should expect to pay between 3,600 and 4,000 euros per square meter, with specific micro-areas like Santa Cruz or Arenal-Museo-Tetuan in Centro pushing above 4,400 euros per square meter.
Each of these expensive Seville areas commands high prices for different reasons:
- Centro (Santa Cruz, Arenal-Museo-Tetuan, Alfalfa): walkability to landmarks, deep owner-occupier demand, and tourism appeal
- Triana (Calle Betis-Pages del Corro, Barrio Leon): authentic Sevillano character, river views, and strong local identity
- Prado de San Sebastian-Felipe II-Bueno Monreal: proximity to universities, parks, and stable institutional tenant demand
- Los Remedios: established residential prestige, excellent services, and high-income resident profile
- Nervion: transport hub near metro and shopping, attracting professionals and families
Which areas in Seville have the most affordable property prices in 2026?
As of early 2026, the most affordable areas to buy property in Seville are Torreblanca (in the eastern periphery), Parque Alcosa, Pino Montano, and Bellavista-Jardines de Hercules, all located outside the historic core.
In these budget-friendly Seville neighborhoods, prices range from approximately 740 euros per square meter in Torreblanca to around 2,000 euros per square meter in Bellavista-Jardines de Hercules, representing significant savings compared to prime areas.
The main trade-offs in these lower-priced Seville areas include older building stock requiring renovation, weaker tenant income profiles that may increase arrears risk, and slower resale liquidity due to fewer comparable transactions and narrower buyer pools.
You can also read our latest analysis regarding housing prices in Seville.
Which Areas in Seville Offer the Best Rental Yields?
Which neighborhoods in Seville have the highest gross rental yields in 2026?
As of early 2026, the Seville neighborhoods delivering the highest gross rental yields are San Pablo (around 6.7%), Macarena (around 6.5%), Cerro Amate (estimated above 6%), and Sevilla Este (around 5.4%), all located outside the premium historic districts.
Across Seville as a whole, typical gross rental yields range from 4.2% in prime areas like Centro to 6.7% in value-driven neighborhoods, with most balanced zones falling between 4.5% and 5.5%.
These high-yielding Seville neighborhoods outperform because of specific local dynamics:
- San Pablo: low purchase prices around 2,050 euros per square meter while rents stay above 11 euros per square meter monthly
- Macarena: large renter population, walkable to historic core, and rents around 11.80 euros per square meter monthly
- Cerro Amate: very affordable entry prices attract yield-focused investors despite building quality variance
- Sevilla Este: new developments and young family demand support occupancy despite lower rents per square meter
Finally, please note that we cover the rental yields in Seville here.
Which Areas in Seville Are Best for Short-Term Vacation Rentals?
Which neighborhoods in Seville perform best on Airbnb in 2026?
As of early 2026, the Seville neighborhoods showing the strongest Airbnb performance in terms of occupancy and nightly rates are Centro (especially Santa Cruz and Arenal-Museo-Tetuan), Triana (particularly Calle Betis-Pages del Corro), and parts of Macarena near the historic walls.
In these top-performing Seville short-term rental areas, well-managed properties can generate between 1,200 and 2,500 euros per month depending on size, seasonality, and guest reviews, with occupancy hovering in the low-to-mid 60% range citywide.
Each of these Seville Airbnb hotspots benefits from distinct demand drivers:
- Santa Cruz (Centro): steps from the Alcazar and Cathedral, commanding premium nightly rates from cultural tourists
- Arenal-Museo-Tetuan (Centro): walkability to the river and Maestranza bullring attracts short-stay visitors
- Calle Betis-Pages del Corro (Triana): riverside bars and authentic atmosphere appeal to experience-seeking guests
- Barrio Leon (Triana): quieter family-friendly pocket with stable bookings year-round
By the way, we also have a blog article detailing whether owning an Airbnb rental is profitable in Seville.
Which tourist areas in Seville are becoming oversaturated with short-term rentals?
The three Seville areas most affected by short-term rental oversaturation are the Casco Antiguo (historic core including Santa Cruz), parts of Triana nearest the river, and Santa Catalina, where municipal authorities have already blocked new tourist apartment licenses.
In these oversaturated Seville zones, there are approximately 9,700 registered tourist apartments (VUT) citywide according to the Andalusia tourism registry, with the highest concentrations in Centro and Triana where listings per block can exceed local housing ratios.
The clearest indicator of oversaturation in Seville is not occupancy decline but regulatory action: the city has imposed a 10% cap on tourist apartments per barrio (neighborhood unit) across 108 zones, and areas exceeding this threshold like Casco Antiguo and parts of Triana cannot receive new licenses regardless of investor demand.
Which Areas in Seville Are Best for Long-Term Rentals?
Which neighborhoods in Seville have the strongest demand for long-term tenants?
The Seville neighborhoods with the strongest long-term rental demand are Nervion (professionals and families), Los Remedios (high-income residents), Triana (lifestyle renters), and Macarena (students and artists), all benefiting from consistent tenant pools.
In these high-demand Seville rental areas, vacancy periods are typically short, with well-priced properties finding tenants within two to four weeks, and occupancy rates often exceeding 95% for properly maintained units.
Each neighborhood attracts a distinct tenant profile:
- Nervion: young professionals working in nearby offices and shopping districts
- Los Remedios: established families and executives seeking prestige addresses
- Triana: creative professionals and international tenants drawn to authentic character
- Macarena: university students and budget-conscious workers near the historic core
- Prado de San Sebastian-Felipe II-Bueno Monreal: academic staff and hospital workers
One key amenity that makes these Seville neighborhoods attractive to long-term tenants is transport connectivity: Nervion has metro access, Los Remedios connects easily to both the center and Aljarafe suburbs, Triana is walkable across the river, and Macarena will benefit from the future Metro Line 3.
Finally, please note that we provide a very granular rental analysis in our property pack about Seville.
What are the average long-term monthly rents by neighborhood in Seville in 2026?
As of early 2026, average long-term monthly rents in Seville range from around 10.20 euros per square meter in Bellavista-Jardines de Hercules to approximately 14 euros per square meter in Triana and Centro, translating to meaningful differences in total monthly costs.
For entry-level apartments in Seville's most affordable rental neighborhoods like Bellavista-Jardines de Hercules or Sevilla Este, tenants typically pay between 550 and 750 euros per month for a 60 to 70 square meter unit.
In mid-range Seville neighborhoods like Macarena or Santa Justa-Miraflores-Cruz Roja, where rents average around 11.80 euros per square meter, a typical two-bedroom apartment of 75 square meters costs between 800 and 950 euros monthly.
In premium Seville neighborhoods like Triana, Centro, or Los Remedios, where rents reach 13.60 to 14 euros per square meter, a well-located 80 square meter apartment commands between 1,050 and 1,200 euros per month.
You may want to check our latest analysis about the rents in Seville here.
Which Are the Up-and-Coming Areas to Invest in Seville?
Which neighborhoods in Seville are gentrifying and attracting new investors in 2026?
As of early 2026, the Seville neighborhoods showing the clearest signs of gentrification and investor interest are Pino Montano, San Pablo, and Macarena, all recording double-digit annual price growth from relatively affordable starting points.
These gentrifying Seville neighborhoods have experienced remarkable price appreciation recently: Pino Montano surged 29.1% year-over-year, San Pablo rose 21.5%, and Macarena climbed 17.2%, significantly outpacing the citywide average of 12.9%.
Which areas in Seville have major infrastructure projects planned that will boost prices?
The Seville areas best positioned to benefit from major infrastructure investment are Pino Montano, Macarena, and the northern corridor along the future Metro Line 3 route, where construction is actively underway with over 1.3 billion euros committed.
The flagship infrastructure project is Seville Metro Line 3, a 7.6 kilometer north-south line connecting Pino Montano to Prado de San Sebastian with 12 stations, expected to open around 2030 and projected to carry 13.3 million passengers annually.
Historically in Seville, areas gaining metro access have seen property values appreciate 10 to 20% above the city average over the five years following station openings, as demonstrated when Line 1 improved connectivity for Nervion and San Bernardo.
You'll find our latest property market analysis about Seville here.
Which Areas in Seville Should I Avoid as a Property Investor?
Which neighborhoods in Seville with lots of problems I should avoid and why?
Foreign investors without strong local knowledge should approach Seville's lowest-priced outlier neighborhoods with caution, particularly Torreblanca, Los Pajaritos, and La Plata, where structural challenges can undermine investment returns.
Each of these Seville neighborhoods presents specific risks:
- Torreblanca: prices around 740 euros per square meter signal weak demand, older stock, and limited resale liquidity
- Los Pajaritos: income fragility correlates with higher tenant arrears risk and vacancy periods
- La Plata: peripheral location means fewer services and narrower tenant pools
- Parque Alcosa: distance from employment centers limits appeal for professionals
For these neighborhoods in Seville to become viable investment options, they would need sustained infrastructure improvements (like Metro Line 2's eventual extension to Torreblanca), rising local incomes, and visible urban regeneration that attracts a broader resident mix.
Buying a property in the wrong neighborhood is one of the mistakes we cover in our list of risks and pitfalls people face when buying property in Seville.
Which areas in Seville have stagnant or declining property prices as of 2026?
As of early 2026, the only Seville area showing an outright price decline is Bellavista-Jardines de Hercules, which recorded a negative 3% year-over-year change, making it a notable exception in an otherwise rising market.
While most Seville neighborhoods posted double-digit gains, Bellavista-Jardines de Hercules' decline of approximately 3% over the past year suggests localized demand weakness that investors should investigate before committing.
The underlying causes of stagnation or decline vary by area:
- Bellavista-Jardines de Hercules: peripheral location and competition from newer developments in adjacent zones
- Some eastern peripheral areas: distance from employment centers and limited transport options suppress demand
- Older stock in any neighborhood: buildings requiring major renovation may underperform even in strong districts
Which Areas in Seville Have the Best Long-Term Appreciation Potential?
Which areas in Seville have historically appreciated the most recently?
The Seville areas delivering the strongest recent appreciation are Pino Montano, San Pablo, Macarena, and Triana, all outperforming the citywide average over the past year.
Here is how each of these top-performing Seville areas has appreciated:
- Pino Montano: 29.1% year-over-year growth, the highest in the city from a low base
- San Pablo: 21.5% year-over-year growth, driven by improving infrastructure and affordability appeal
- Macarena: 17.2% year-over-year growth, benefiting from proximity to Centro and future metro
- Triana: 11.8% year-over-year growth, maintaining prime status with steady demand
The main driver of above-average appreciation in these Seville areas has been the combination of structural housing scarcity (flagged by Spain's central bank), improving connectivity prospects from Metro Line 3, and catch-up dynamics as buyers priced out of Centro seek alternatives.
By the way, you will find much more detailed trends and forecasts in our pack covering there is to know about buying a property in Seville.
Which neighborhoods in Seville are expected to see price growth in coming years?
The Seville neighborhoods most likely to see continued price growth in coming years are Macarena, Pino Montano, Nervion, and the Metro Line 3 corridor, all supported by improving fundamentals and infrastructure investment.
Here are projected growth dynamics for each high-potential Seville neighborhood:
- Macarena: 8 to 12% annual growth potential as Metro Line 3 stations near completion
- Pino Montano: 7 to 10% annual growth as metro connectivity transforms accessibility
- Nervion: 5 to 8% annual growth supported by established transport and services
- Triana and Centro: 4 to 7% annual growth as prime areas with resilient demand
The single most important catalyst expected to drive future price growth in these Seville neighborhoods is the completion of Metro Line 3, which will reduce travel times from the north to the city center to under 20 minutes and fundamentally change accessibility for approximately 120,000 residents.
What Do Locals and Expats Really Think About Different Areas in Seville?
Which areas in Seville do local residents consider the most desirable to live?
The Seville areas that local residents consistently rank as most desirable are Los Remedios, Nervion, parts of Centro (especially San Vicente and Plaza Nueva area), and La Palmera-Los Bermejales, all combining services, safety, and established community.
Each of these locally preferred Seville areas offers distinct qualities:
- Los Remedios: quiet prestige, excellent schools, and proximity to Parque de Maria Luisa
- Nervion: practical daily living with shopping, metro, and medical facilities nearby
- Centro (San Vicente, Plaza de la Gavidia area): historic charm with less tourist intensity than Santa Cruz
- La Palmera-Los Bermejales: family-oriented with green spaces and newer construction
These locally preferred Seville neighborhoods tend to attract upper-middle-class families, established professionals, and long-term residents who prioritize quality of life over investment returns or tourism proximity.
Local Sevillano preferences often diverge from foreign investor targets because locals prioritize quiet streets, school quality, and parking availability, while foreign buyers frequently focus on walkability to landmarks and short-term rental potential in the historic core.
Which neighborhoods in Seville have the best reputation among expat communities?
The Seville neighborhoods most popular among expat communities are Triana (especially Calle Betis-Pages del Corro and Barrio Leon), Centro (Arenal-Museo-Tetuan), and Nervion, all offering the combination of character, services, and connectivity that international residents seek.
Expats prefer these Seville neighborhoods for specific reasons:
- Triana: authentic atmosphere, riverside bars, walkability, and strong community feel
- Centro (Arenal-Museo-Tetuan): central location with easy access to cultural landmarks
- Nervion: practical services, metro access, and modern amenities for daily living
- Los Remedios: quieter residential feel preferred by families relocating for work
The typical expat profile in these popular Seville neighborhoods includes remote workers and digital nomads in Triana, language teachers and cultural program participants in Centro, and corporate transferees with families in Nervion and Los Remedios.
Which areas in Seville do locals say are overhyped by foreign buyers?
The Seville areas that locals most commonly describe as overhyped by foreign buyers are the tourist-heavy parts of Centro (especially Santa Cruz), the most commercialized stretches of Triana near Calle Betis, and any property marketed primarily for short-term rental income.
Locals believe these Seville areas are overvalued for specific reasons:
- Santa Cruz: tourist crowds, noise, and parking difficulty make daily living impractical
- Commercialized Triana riverfront: weekend noise and seasonal fluctuations reduce livability
- Any VUT-focused purchase in saturated zones: license restrictions make the investment thesis risky
Foreign buyers typically value these areas for walkability to landmarks, Instagram-worthy aesthetics, and perceived short-term rental income, while locals prioritize practical factors like parking, quiet evenings, and neighborhood stability that tourists do not experience.
By the way, we've written a blog article detailing the experience of buying a property as a foreigner in Seville.
Which areas in Seville are considered boring or undesirable by residents?
The Seville areas that residents most commonly describe as boring or undesirable are the peripheral zones with limited services, including Torreblanca, Parque Alcosa, and parts of Sevilla Este far from commercial centers.
Residents find these Seville areas less appealing for specific reasons:
- Torreblanca: limited commercial activity, distance from center, and older infrastructure
- Parque Alcosa: residential monotony without distinctive neighborhood character
- Outer Sevilla Este: car-dependent living with fewer walkable amenities and social spaces
- Bellavista-Jardines de Hercules (parts): disconnection from vibrant city life
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 Seville, 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 it's authoritative | How we used it |
|---|---|---|
| idealista (sale prices) | Spain's largest property portal with consistent methodology | We used it as the backbone for sale prices per square meter by area. We then cross-checked growth rates against official transaction data. |
| idealista (rent prices) | Same index family with transparent monthly tracking | We used it for rent per square meter by neighborhood. We also computed gross yields by combining rent and sale data. |
| Agencia Tributaria (AEAT) | Official tax authority with postal code income data | We used it to ground premium versus fragile areas using income patterns. We used it as a risk lens for tenant quality. |
| INE (household income atlas) | Spain's national statistics office and standard income reference | We used it to triangulate income differences with AEAT data. We used it to explain why cheap zones can carry higher risk. |
| Banco de Espana | Spain's central bank with data-heavy housing analysis | We used it to explain why rents and prices are rising structurally. We used it to justify rental scarcity persistence. |
| Ayuntamiento de Sevilla (Urbanismo) | City's planning authority publishing binding VUT rules | We used it to identify where new STR licenses are blocked. We used it as the primary source for oversaturation discussion. |
| Ministry of Transport | Official government source on infrastructure projects | We used it to identify Metro Line 3 investment and timeline. We avoided speculative claims by citing official commitments. |
| AirDNA | Widely used STR analytics with consistent methodology | We used it for occupancy and ADR benchmarks. We then constrained conclusions using Seville's regulatory framework. |
| Colegio de Registradores | Direct administrative view from Spain's land registrars | We used it for foreign buyer context and broad price dynamics. We used it to frame competition in prime zones. |
| INE (property transfers) | Official registry-based series on housing transactions | We used it to validate market liquidity at provincial level. We used it as a reality check against portal sentiment. |