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
Spain's housing market is in a "tight supply, strong demand" phase heading into 2026, with prices rising sharply year-on-year.
In this article, we break down the current housing prices in Spain, covering everything from median costs to neighborhood variations, and we constantly update this blog post with fresh data.
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 Spain.
Insights
- Spain's official Housing Price Index shows a 12.8% year-on-year increase as of Q3 2025, the fastest growth rate in nearly two decades, driven by chronic undersupply in major cities and coastal areas.
- Listing prices in Spain typically close about 6% above actual sale prices, meaning buyers should budget for negotiation when shopping for Spanish property in 2026.
- New-build homes in Spain cost roughly 6 to 8% more per square meter than existing homes, reflecting modern energy standards and scarcity of new construction in high-demand areas.
- The gap between Madrid's most expensive district (Salamanca at around 9,950 euros per square meter) and its most affordable (Villaverde at around 2,750 euros) is nearly fourfold.
- Over the past decade, Spanish property prices have risen approximately 83% in nominal terms and around 45 to 50% after adjusting for inflation.
- Apartments dominate Spain's residential market at about 65% of listings, while detached houses and villas make up only about 32% combined.
- Buyers in Spain should budget an additional 10 to 14% on top of the purchase price for taxes, notary fees, and administrative costs.
- For a 200,000 euro home in Spain, expect to pay around 24,000 euros in additional costs, bringing the total investment to approximately 224,000 euros.
- Barcelona's Eixample district, popular with expats, averages around 6,280 euros per square meter, making an 80-square-meter apartment cost roughly 500,000 euros.
- With a budget of 100,000 dollars (about 85,000 euros), buying a standard apartment in major Spanish cities is typically not possible, as this amount falls below entry-level prices.
What is the average housing price in Spain in 2026?
The median housing price is more telling than the average because expensive luxury properties pull the average upward, making the median a better reflection of what a typical buyer actually pays in Spain.
We are writing this as of the first half of 2026 with the latest data collected from authoritative sources like INE, Registradores, and idealista, which we manually double-checked for accuracy.
The median housing price in Spain in 2026 is approximately 198,000 euros (about $233,400 or €198,000), while the average housing price sits around 219,000 euros (about $258,000 or €219,000). These figures are based on transaction data from Spain's property registrars combined with typical home sizes of 90 to 95 square meters.
For 80% of residential properties on the Spain market in 2026, you can expect prices to range from about 96,000 euros to 272,000 euros ($113,000 to $321,000).
A realistic entry budget in Spain in 2026 would be 90,000 to 140,000 euros ($106,000 to $165,000 or €90,000 to €140,000), which typically gets you an older one or two-bedroom apartment of 45 to 60 square meters in more affordable districts like Villaverde in Madrid, usually needing cosmetic updates.
A typical luxury property in Spain in 2026 ranges from 1 million to 3 million euros ($1.18 million to $3.54 million or €1M to €3M), which would get you a prime apartment or penthouse of around 150 square meters in prestigious neighborhoods like Salamanca in Madrid, fully renovated with high-end finishes.
By the way, you will find much more detailed price ranges in our property pack covering the real estate market in Spain.
Are Spain property listing prices close to the actual sale price in 2026?
In Spain in 2026, listing prices typically close about 6% above the final sale price on average.
This gap exists mainly because Spanish sellers build in a negotiation cushion, especially for older homes needing work, and bank valuations often come in below asking prices, forcing renegotiations. The difference shrinks in hot micro-markets like prime Madrid or Barcelona, while it can widen significantly in slower inland areas or properties requiring major renovation.
Get fresh and reliable information about the market in Spain
Don't base significant investment decisions on outdated data. Get updated and accurate information with our guide.
What is the price per sq m or per sq ft for properties in Spain in 2026?
As of early 2026, the average transaction price in Spain is about 2,300 euros per square meter (around $2,714 or €214 per square foot), while listing prices on portals average closer to 2,600 euros per square meter (about $3,070 or €242 per square foot). These figures reflect the gap between what sellers ask and what buyers actually pay.
Small, central, move-in-ready apartments in prime locations command the highest price per square meter in Spain in 2026, while large older homes in rural or depopulating areas with renovation needs have the lowest, due to differences in demand, walkability, and resale potential.
For the highest prices per square meter in Spain in 2026, look to Salamanca in Madrid at around 9,950 euros per square meter and Sarrià-Sant Gervasi in Barcelona at around 6,740 euros per square meter. The lowest prices appear in districts like Villaverde in Madrid at around 2,750 euros per square meter or Carabanchel at around 3,525 euros per square meter.
How have property prices evolved in Spain?
Compared to one year ago, Spain's housing prices have risen by about 12 to 13%, according to INE's official Housing Price Index for Q3 2025. This surge is driven by a supply shortage in cities and coastal areas, combined with sustained demand from both domestic buyers and international investors.
Looking back about ten years to 2015, Spanish property prices have climbed roughly 83% in nominal terms and approximately 45 to 50% after adjusting for inflation. This long-term increase reflects chronic underbuilding in high-demand areas and Spain becoming increasingly attractive to remote workers and lifestyle migrants.
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 Spain.
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.
How do prices vary by housing type in Spain in 2026?
In Spain in 2026, apartments make up about 65% of the residential market, houses (townhouses, semi-detached, and detached) account for around 25%, villas represent roughly 7%, and rural properties like fincas cover the remaining 3%, reflecting Spain's urban-focused population and preference for apartment living in cities.
For apartments of 70 to 90 square meters, expect prices between 170,000 and 260,000 euros ($200,000 to $306,000). Townhouses of 100 to 140 square meters range from 250,000 to 450,000 euros ($295,000 to $531,000). Detached houses of 140 to 220 square meters typically cost 350,000 to 750,000 euros ($413,000 to $884,000). Coastal or prime villas of 200 to 350 square meters range from 700,000 euros to 2.5 million euros ($825,000 to $2.95 million).
If you want to know more, you should read our dedicated analyses:
- How much do properties cost in Spain?
- How much should you pay for a house in Spain?
- How much should you pay for lands in Spain?
How do property prices compare between existing and new homes in Spain in 2026?
In Spain in 2026, new-build properties are approximately 6 to 8% more expensive per square meter than existing homes.
This premium exists because new builds come with modern energy efficiency standards, often include parking and storage, and require no immediate renovation, all while being scarce in the locations where buyers most want to live.
Buying real estate in Spain can be risky
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 Spain in 2026?
In Eixample, Barcelona, you will find renovated apartments in classic blocks with two to three bedrooms, typically priced around 5,300 to 7,200 euros per square meter (about $6,250 to $8,500). This district is popular because of its walkability, distinctive architecture, good schools, and strong rental liquidity that appeals to expats.
In Centro, Madrid, smaller lifestyle apartments and pied-à-terre units dominate, with prices averaging 6,200 to 8,400 euros per square meter (about $7,300 to $9,900). The neighborhood attracts buyers who want city-center living, excellent transit connections, and access to an international community.
In Centro, Málaga, you will find apartments including renovated historic stock, priced around 3,500 to 4,700 euros per square meter (about $4,100 to $5,500). This area draws remote workers and international buyers seeking sunshine, coastal proximity, and a lower cost of living compared to Barcelona or Madrid.
You will find a much more detailed analysis by areas in our property pack about Spain. Meanwhile, here is a quick summary table we have made so you can understand how prices change across areas:
| Neighborhood | Profile | Avg price range (80 m²) | Avg per sqm | Avg per sqft |
|---|---|---|---|---|
| Salamanca (Madrid) | Luxury / Prime | €676k - €915k ($797k - $1.08M) | €8,460 - €11,440 ($9,970 - $13,490) | €786 - €1,063 ($926 - $1,253) |
| Centro (Madrid) | Lifestyle / Commute | €499k - €674k ($588k - $794k) | €6,230 - €8,430 ($7,350 - $9,940) | €579 - €783 ($683 - $921) |
| Carabanchel (Madrid) | Value / Family | €240k - €324k ($283k - $382k) | €3,000 - €4,050 ($3,530 - $4,780) | €278 - €377 ($327 - $444) |
| Villaverde (Madrid) | Entry / Value | €187k - €253k ($220k - $298k) | €2,340 - €3,160 ($2,755 - $3,726) | €217 - €294 ($256 - $345) |
| Eixample (Barcelona) | Popular / Expat | €427k - €578k ($503k - $681k) | €5,340 - €7,220 ($6,290 - $8,510) | €496 - €671 ($584 - $790) |
| Sarrià-Sant Gervasi (Barcelona) | Family / Upscale | €458k - €620k ($539k - $731k) | €5,730 - €7,750 ($6,750 - $9,130) | €532 - €720 ($626 - $848) |
| Gràcia (Barcelona) | Popular / Local vibe | €363k - €491k ($428k - $579k) | €4,540 - €6,150 ($5,350 - $7,245) | €422 - €571 ($498 - $671) |
| Ciutat Vella (Valencia) | Lifestyle / Historic | €314k - €425k ($370k - $501k) | €3,920 - €5,310 ($4,625 - $6,254) | €365 - €493 ($430 - $580) |
| Centro (Málaga) | Popular / Expat | €280k - €379k ($330k - $447k) | €3,500 - €4,740 ($4,126 - $5,583) | €325 - €440 ($383 - $516) |
| Recoletos-Castellana (Madrid) | Ultra-prime | €755k - €1.02M ($890k - $1.20M) | €9,420 - €12,750 ($11,104 - $15,026) | €875 - €1,184 ($1,031 - $1,392) |
| Chueca-Justicia (Madrid) | Trendy / Central | €601k - €812k ($708k - $957k) | €7,520 - €10,170 ($8,859 - $11,993) | €699 - €945 ($823 - $1,108) |
| Sant Antoni (Barcelona) | Popular / Food scene | €392k - €530k ($462k - $625k) | €4,900 - €6,620 ($5,770 - $7,802) | €455 - €615 ($536 - $725) |
How much more do you pay for properties in Spain when you include renovation work, taxes, and fees?
In Spain in 2026, buyers should budget an additional 10 to 14% on top of the purchase price to cover taxes, notary fees, registry costs, and administrative expenses.
If you buy a property for around 170,000 euros ($200,000) in Spain, expect to pay approximately 20,000 to 24,000 euros ($23,600 to $28,300) in additional costs. This brings your total investment to roughly 190,000 to 194,000 euros ($224,000 to $229,000).
For a property around 424,000 euros ($500,000), additional costs would be approximately 51,000 to 59,000 euros ($60,000 to $70,000). Your total spending would reach about 475,000 to 483,000 euros ($560,000 to $570,000).
If purchasing a property at 848,000 euros ($1,000,000), budget around 102,000 to 119,000 euros ($120,000 to $140,000) for extras. The total cost would be approximately 950,000 to 967,000 euros ($1.12 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 Spain.
Meanwhile, here is a detailed table of the additional expenses you may have to pay when buying a new property in Spain
| Expense | Category | Estimated cost range and explanation |
|---|---|---|
| Property Transfer Tax (ITP) | Tax (resale) | 6% to 10% of purchase price ($7,000 to $11,800 per $100,000). This tax applies to resale properties and varies by autonomous community. Andalucía charges around 7%, while Cataluña charges up to 10%. |
| VAT (IVA) | Tax (new build) | 10% of purchase price for residential ($11,800 per $100,000). This applies to new-build properties instead of ITP. You may also pay stamp duty (AJD) of 0.5% to 1.5% depending on the region. |
| Notary fees | Admin / Service | €600 to €1,500 ($710 to $1,770). Notary fees are regulated by law and depend on the property price. These cover the drafting and signing of the public deed of sale. |
| Land registry | Admin / Service | €300 to €800 ($350 to $940). This fee registers the property in your name at the official land registry. The amount depends on the purchase price and property characteristics. |
| Gestoría fees | Admin / Service | €300 to €600 ($350 to $710). A gestoría handles paperwork, tax filings, and coordination between parties. Most buyers use this service to simplify the process. |
| Property valuation | Financing | €300 to €600 ($350 to $710). Required if you are getting a mortgage, as banks need an official appraisal. The cost depends on the property size and location. |
| Light renovation | Renovation | €200 to €500 per sqm ($235 to $590 per sqm). Covers cosmetic updates like painting, flooring, and minor fixture replacements. A 70 sqm apartment would cost €14,000 to €35,000. |
| Full renovation | Renovation | €700 to €1,200 per sqm ($825 to $1,415 per sqm). Includes structural changes, new plumbing, electrical rewiring, and kitchen or bathroom overhauls. A 70 sqm apartment would cost €49,000 to €84,000. |
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 Spain in 2026 with different budgets?
With $100,000 (about 85,000 euros), buying a standard apartment in Spain's major cities is typically not possible, as this budget falls below entry-level prices in Madrid, Barcelona, or coastal areas; you would need to look at very small studios under 30 square meters needing major work, or consider smaller inland towns.
With $200,000 (about 170,000 euros), you could buy an existing one-bedroom apartment of 45 to 55 square meters in Villaverde, Madrid, needing updates; an older one-bedroom of 45 square meters in Carabanchel, Madrid, in basic condition; or a small apartment of around 40 square meters in a lower-demand area outside Centro Málaga.
With $300,000 (about 255,000 euros), you could purchase a two-bedroom apartment of about 70 square meters in Villaverde, Madrid, in decent condition; a two-bedroom of around 65 square meters in Carabanchel, Madrid; or a one to two-bedroom apartment of 55 to 60 square meters in Centro, Málaga.
With $500,000 (about 424,000 euros), you could afford a two-bedroom apartment of 80 to 90 square meters in Gràcia, Barcelona; a two-bedroom of around 90 square meters in Ciutat Vella, Valencia; or a smaller two-bedroom of 60 to 70 square meters in Centro, Madrid.
With $1,000,000 (about 848,000 euros), you could buy a prime apartment of 120 to 135 square meters in Eixample, Barcelona, fully renovated; a large apartment of 115 to 130 square meters in Centro, Madrid, with high-end finishes; or an upscale family apartment of around 125 square meters in Sarrià-Sant Gervasi, Barcelona.
With $2,000,000 (about 1.7 million euros), you could purchase a prime 150 to 170 square meter apartment in Salamanca, Madrid, fully renovated; a high-end 200-plus square meter apartment in the Recoletos-Castellana area with premium finishes; or a top-tier penthouse-style unit with a large terrace in Sarrià-Sant Gervasi, Barcelona, where available.
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 Spain, 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 |
|---|---|---|
| INE (Instituto Nacional de Estadística) | Spain's national statistics office publishing the official house price index used by policymakers and researchers. | We used it to describe how prices are changing over time, including one-year and ten-year comparisons. We also referenced its new versus used split to explain price differentials. |
| Colegio de Registradores | The official association of Spain's property registrars, publishing transaction-based market statistics from actual registrations. | We used it as our anchor for what buyers actually pay per square meter. We treated it as the baseline for closing prices and compared it with listing prices from portals. |
| idealista | Spain's largest property portal, publishing a consistent price-report series with documented methodology. | We used it to reflect what you see in listings and to build neighborhood price ranges for Madrid, Barcelona, Valencia, and Málaga. We also used its monthly changes to describe market momentum. |
| European Central Bank | The euro area's central bank providing widely used official reference exchange rate series. | We used it to convert euro prices into US dollars in a transparent, reproducible way. We applied one reference rate consistently across the whole article. |
| Agencia Tributaria | Spain's official tax authority explaining which taxes apply when buying new versus resale property. | We used it to explain the biggest extra costs beyond the property price. We distinguished between VAT for new builds and ITP for resales to give realistic all-in budgets. |
| OCU (consumer organization) | A long-established consumer organization that summarizes real-world buyer costs in plain language. | We used it as a sanity check for typical total extras buyers should budget. We combined it with tax agency guidance to separate tax costs from administrative and service fees. |
| idealista Salamanca district | Official neighborhood price data from Spain's largest property portal with consistent methodology. | We used it to establish the price per square meter for Madrid's most expensive district. We applied these figures to calculate example property prices and ranges. |
| idealista Centro Madrid | Authoritative neighborhood-level listing data from Spain's leading property marketplace. | We used it to show typical prices in Madrid's central lifestyle district. We calculated what different budgets could buy based on these per-square-meter figures. |
| idealista Villaverde | Reliable entry-level market data from Spain's most comprehensive property listings platform. | We used it to illustrate what affordable housing looks like in Madrid. We featured Villaverde as an example for budget-conscious buyers. |
| idealista Carabanchel | Neighborhood-specific data from a trusted source covering one of Madrid's value-oriented districts. | We used it to show mid-range family-friendly options in Madrid. We included it in budget examples and the neighborhood comparison table. |
| idealista Eixample Barcelona | Detailed price reports for Barcelona's most popular expat neighborhood from Spain's top property portal. | We used it to describe one of Barcelona's most sought-after districts. We featured it as a key example for expat buyers and lifestyle seekers. |
| idealista Sarrià-Sant Gervasi | Premium neighborhood data from the authoritative source for Barcelona's upscale family districts. | We used it to represent Barcelona's family-friendly upscale market. We included price ranges and examples for high-budget buyers. |
| idealista Gràcia Barcelona | Trusted neighborhood pricing from idealista covering Barcelona's popular local-vibe district. | We used it to show a mid-range Barcelona option with strong local character. We featured Gràcia in our neighborhood comparison table. |
| idealista Ciutat Vella Valencia | Official price data for Valencia's historic center from Spain's leading property platform. | We used it to include Valencia as an alternative to Madrid and Barcelona. We showed what buyers can get in this historic district at various budgets. |
| idealista Centro Málaga | Reliable coastal city data from idealista covering Málaga's increasingly popular center. | We used it to highlight an expat-friendly coastal alternative. We featured Centro Málaga as a lifestyle option with lower costs than Barcelona or Madrid. |
| El País | Spain's leading newspaper providing context and analysis on housing market trends. | We used it to contextualize the ten-year price increase and confirm the historical significance of current price growth. We cross-referenced its reporting with INE data. |
| HuffPost Spain | Major news outlet reporting on housing market developments with references to official data. | We used it to confirm new versus existing home price differentials. We cross-checked its reporting against registrar data for accuracy. |
| idealista news ITP rates | Comprehensive breakdown of transfer tax rates by autonomous community from a trusted real estate source. | We used it to explain regional variation in property transfer taxes. We incorporated these rates into our additional costs calculations and table. |
| Spain property registrar transaction data | Official government records of actual property sales with verified prices. | We used transaction prices as our primary anchor for what buyers actually pay. We compared these with listing prices to calculate the typical negotiation gap. |
| INE Housing Price Index methodology | Transparent, publicly documented methodology from Spain's national statistics office. | We applied their base 2015 index to calculate long-term price changes. We used their quarterly updates to report the most current year-on-year figures. |
| ECB EUR/USD reference rate methodology | Official central bank rate used by financial institutions and governments across Europe. | We applied the late December 2025 rate of 1 EUR to 1.1786 USD consistently throughout the article. We disclosed this rate for full transparency. |
| Spanish notary fee schedule | Legally regulated fee structure published by the official notary association. | We used it to estimate the range of notary costs buyers should expect. We included these figures in our additional expenses table. |
| Spanish land registry fee schedule | Official registry fee structure based on property value and characteristics. | We used it to calculate registration costs for different property values. We incorporated these into our total cost estimates for buyers. |
Get the full checklist for your due diligence in Spain
Don't repeat the same mistakes others have made before you. Make sure everything is in order before signing your sales contract.
Related blog posts