Resale property prices in Spain rise by more than 17%

Spain’s property market continues to show strong upward pressure. According to data published by Fotocasa, the average price of resale property in Spain increased by 17.4% year-on-year in May, reaching 3,092 euros per square metre.

Using a standard 80 m² apartment as a reference, this average price would represent around 247,391 euros. That is approximately 36,614 euros more than one year earlier, a significant difference that reflects the intensity of the current market cycle.

For international buyers, investors and families considering buying property in Spain, these figures confirm an important reality: the market remains active, competitive and strongly affected by the imbalance between supply and demand.

Why prices are rising

The main factor behind the price increase is the shortage of available supply compared with very strong demand. Fotocasa describes the current market as one of the most tense moments in the real estate cycle, with buyer demand close to historic highs and insufficient supply to meet that interest.

This imbalance means that many buyers are competing for a limited number of available homes. In areas with strong residential, tourism or economic appeal, the pressure can be even more visible.

Mortgage conditions over the past year have also helped stimulate the market. More attractive financing has encouraged many buyers to move forward, increasing transaction activity and strengthening competition.

However, the behaviour of prices in the second half of the year may depend on several factors: the direction of interest rates, access to credit, the pace of transactions and the market’s ability to increase the available housing supply.

Provincial capitals also show strong growth

The rise in property prices is not limited to Spain’s largest cities. In May 2026, all 50 provincial capitals analysed recorded year-on-year increases, and in eleven of them prices rose by more than 15%.

Among the capitals with the strongest increases were Soria, up 24.7%, León, up 22.3%, Ciudad Real, up 19.9%, Ourense, up 19.4%, and Palencia, up 18.3%.

Relevant increases were also recorded in Jaén, Ávila, Guadalajara, Toledo, Salamanca and A Coruña. This shows that price pressure is no longer limited to Madrid, Barcelona or the most established coastal markets.

Even so, the most expensive capitals remain concentrated in mature markets. San Sebastián leads the ranking with 7,129 euros/m², followed by Madrid, Barcelona, Palma, Málaga and Bilbao. Other capitals such as Valencia, Cádiz, Santander and Girona also exceed 3,000 euros/m².

At the other end of the market, Zamora remains one of the most affordable capitals, with an average price of 1,517 euros/m².

Differences between provinces and regions

At provincial level, 47 of the 50 provinces analysed recorded year-on-year price increases in May. The strongest growth was seen in Murcia, up 26.5%, Valencia, up 22%, León, up 21.8%, and A Coruña, up 21.2%.

Only three provinces recorded price declines: Cuenca, Huelva and Teruel. This confirms that, although the national market is generally rising, there are still important differences depending on location, local demand, available supply and the economic profile of each area.

Across Spain’s autonomous communities, prices rose in all 17 regions. In 13 of them, the increase was above 10%. The strongest growth was recorded in Murcia, Asturias, Cantabria, Andalusia and the Valencian Community.

Andalusia and the Valencian Community reached historic highs in absolute terms, with average prices of 2,970 euros/m² and 2,847 euros/m² respectively. For buyers interested in coastal areas, this is especially relevant, as both regions concentrate a large share of national and international demand.

What this means for buyers on the Costa Blanca

The Valencian Community recorded an annual increase of 18.3%, placing it among the regions with the strongest growth. For the Costa Blanca, this context reinforces several important points.

First, demand remains solid. Alicante, Torrevieja, Orihuela Costa, Benidorm, Altea, Calpe, Jávea and other coastal areas continue to attract international buyers looking for a main residence, second home or investment property.

Second, resale property can still be an attractive option, especially for buyers looking for established locations, proximity to the sea, existing services or renovation potential. However, rising prices mean that each purchase needs to be analysed more carefully.

Third, comparing new-build and resale property is becoming increasingly important. New-build homes often offer energy efficiency, modern design and lower renovation needs, while resale properties may offer better locations, larger layouts or more competitive prices depending on the area.

You can browse available properties, compare new-build properties or review resale properties.

Tips before buying in a rising market

When prices are rising strongly, it is important to avoid rushed decisions. A property may look attractive, but not every opportunity is suitable for every buyer.

Before buying, it is worth analysing:

• the price per square metre in the specific area;
• the real condition of the property and possible renovation costs;
• community fees, local property tax and maintenance costs;
• distance to services, beaches, transport and demand areas;
• rental potential, if the purchase has an investment purpose;
• the legal and urban-planning status of the property;
• comparison with similar properties in the same area.

It is also important to define the main purpose of the purchase. Buying for year-round living, holidays, seasonal rental or long-term investment are different strategies and require different criteria.

A trend that requires analysis, not haste

The rise in resale property prices in Spain confirms that demand remains intense. But a general increase does not mean that every property is a good purchase.

For international buyers, the most prudent approach is to compare areas, understand the local market and assess each property using objective criteria. On the Costa Blanca, opportunities still exist, but it is increasingly important to distinguish between price, real value and long-term potential.

If you are looking for a home on the Costa Blanca, Costa Portal AI can help you compare areas, understand the market and find properties that match your goals.