BarrioRadar Research · 2026

The Spanish Property Market Report 2026

Asking prices tell you what sellers want. Completed sales tell you what buyers actually pay.

Explore 20 pages of independent research into Spanish property prices, regional differences, foreign buyers and neighbourhood price gaps.

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Free report · Official Spanish data · Available in four languages

By BarrioRadar Research Team

• 2026 Edition · Official data from Notariado, Registradores and INE

Page 1 of 20 - Cover and national headline figures: 699,562 notarized deeds, €2,031/m² mean deed price, and 15.98% foreign buyer share.

699,562

Notarized Home Sales

12-month deeds (614,604 with price & floor-area data; 698,684 in Land Registry to 2026 Q2)

€2,031/m²

Mean Completed Deed Price

€227,374 mean price across 111.9 m² (Notariado); €2,365/m² in Land Registry 2026 Q2 (+9.6% YoY)

20 of 52

Provinces Above 2007-08 Peak

Spain's weighted average sits +18.6% above 2008 Q1 (€1,995/m²), but 32 provinces remain below their nominal peak

15.98%

Foreign Buyer Share (2026 Q2)

Just over 26,800 registered purchases in Q2 (+2.06 pp vs Q1; 14.22% over 12 months)

Free 20-Page PDF Report

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Choose your language edition (English, Spanish, French, or German) to receive the 20-page A4 landscape report with all provincial tables, municipal rankings, and methodology notes.

20 pages (A4 Landscape PDF)
52 provinces & top 60 municipalities
Notariado · Registradores · INE
English · Español · Français · Deutsch

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Selected Report Findings

Four findings worth knowing

The report brings together notary deeds, Land Registry inscriptions, and housing statistics to show how prices, new builds, foreign buyers, and neighbourhood price gaps differ across Spain.

Finding 01 · Pages 4 & 6 · The 19-Year Cycle & Provincial Divide

Spain's property market is moving at two speeds

20 / 52 provinces have passed their 2007-2008 nominal price peak (32 remain below)

Across the 12 months to 2026 Q2, Spain recorded 698,684 registered sales (+1.0% year-on-year, 21.8% below the 2007 Q1 peak of 893,310) and 699,562 notarized deeds, 91.11% of which were resale homes. In nominal terms (before inflation), the national registered average reached €2,365/m², 18.6% above its 2008 Q1 peak (€1,995/m²). Yet only 20 of 52 provinces have passed their 2007-2008 highs, led by the islands, Madrid, and the Mediterranean coast, while 32 remain below.

Page 6 of The Spanish Property Market Report 2026: Provincial Price Geography — Page 6 maps Notariado deed prices (€/m²) across all 52 provinces and compares 2026 Q2 Land Registry prices with 2007-2008 highs.

Finding 02 · Page 13 · New-Build vs Resale & Location Mix

Why new homes aren't always more expensive

+37.6% national gap for new-build apartments (€3,167/m² vs €2,302/m² for resale flats)

Nationally, new-build apartments average €3,167/m² in notarized deeds, 37.6% more than resale flats (€2,302/m²), and cost more per square metre in 50 of 52 provinces. Across the Comunidad de Madrid, however, the regional new-flat average (€3,903/m²) sits 5.75% below resales (€4,141/m²). Inside Madrid city, new flats cost 18.6% more (€6,348/m² vs €5,350/m²), but 71.7% of the region's new flats are sold in lower-priced commuter towns outside the capital.

Page 13 of The Spanish Property Market Report 2026: New-Build vs Resale Homes — Page 13 compares new-build and resale apartment prices across provinces and ranks the 15 non-capital municipalities with the highest new-build volume.

Finding 03 · Pages 16 & 17 · International Demand & Nationalities

Foreign buyers accounted for nearly 16% of sales in Q2 2026

13 sales apart separate UK (6.99%, 1,843 sales) and Dutch (6.94%, 1,830 sales) buyers in 2026 Q2

Foreign buyers accounted for 15.98% of registered home purchases in 2026 Q2 (up from 13.92% in Q1; 14.22% over the trailing 12 months), or just over 26,800 sales in a single quarter, led in Q2 by Alicante (46.43%) and Málaga (37.01%). British (6.99%, 1,843 sales) and Dutch (6.94%, 1,830 sales, +14.1% YoY) buyers were separated by just 13 sales, while 12-month foreign shares in northern Spain rose in Asturias from 2.54% in 2018 Q2 to 7.29% in 2026 Q2.

Page 17 of The Spanish Property Market Report 2026: Foreign Buyer Nationalities — Pages 16 and 17 cover provincial foreign buyer shares, the eight-year trend in northern Spain, the top 18 nationalities, and €/m² paid by world region.

Finding 04 · Page 15 · Postcode Prices & Gaps Within Cities

Prices vary by up to 5.9x between postcodes in the same city

5.90x in Sevilla 4.79x in Madrid · 3.99x in Barcelona across postcodes with 30+ sales

City-wide averages hide sharp neighbourhood divides across the 3,074 Spanish postcodes with at least 30 price-informed notarized sales. Within a single municipality, average completed deed prices span 5.90x in Sevilla (€737/m² in 41017 to €4,352/m² in 41004), 4.79x in Madrid (€2,634/m² in 28021 Villaverde to €12,618/m² in 28001 Salamanca), and 3.99x in Barcelona (€2,146/m² in 08033 to €8,553/m² in 08008).

Page 15 of The Spanish Property Market Report 2026: Postcode Prices and Intra-City Gaps — Page 15 charts the lowest, median, and highest postcode prices across 10 major Spanish cities and ranks the 18 most expensive postcodes.

Report Contents

What's inside

20 pages of plain-language analysis, charts, maps, and reference tables covering national, regional, provincial, and municipal markets.

Pages 01 - 04

Executive Summary, Property Types & the 19-Year Cycle

Seven key findings, national prices for apartments and houses (new-build vs resale), and 78 quarters of sales and prices from 2007 Q1 to 2026 Q2.

Pages 05 - 09

17 Autonomous Communities & All 52 Provinces

Regional comparisons from Illes Balears (€4,214/m²) to Extremadura (€722/m²), 2007-2008 peak comparisons, and a two-page reference table for all 52 provinces.

Pages 10 - 12

Capitals vs Suburbs & Spain's 60 Largest Municipalities

How provincial capitals compare with surrounding towns and a two-page ranking of Spain's 60 largest municipal markets (249,633 sales, 35.68% of the national total).

Pages 13 - 15

New-Build vs Resale, Flats vs Houses & Postcode Gaps

Where new homes are built outside provincial capitals, how flats and houses differ in €/m² and total price, and price spreads across postcodes in 10 major cities.

Pages 16 - 17

Foreign Buyers by Province, Green Spain & Nationalities

Provincial foreign buyer shares (2026 Q2 and 12-month series), the eight-year trend in northern Spain, the top 18 buyer nationalities, and €/m² paid by world region.

Pages 18 - 20

Tourist Lets, Garage Prices, Market Screen & Methodology

Tourist-dwelling shares (INE May 2026), provincial garage prices, 92 active municipalities with 500+ sales priced at €1,650/m² or less, and full methodology notes.

Our data sources

Based on official Spanish property and housing data

Every figure in the report is calculated from official Spanish registries rather than property portal asking prices.

Notarized Sales Deeds · Rolling 12 Months

Consejo General del Notariado

Covers 699,562 residential purchase deeds signed before a notary over the rolling 12 months ending 21 October 2026. Prices per square metre (€/m²), average prices (€), and floor areas (m²) are calculated from the 614,604 deeds (87.86%) that include both price and surface area.

Source: Portal Estadístico del Notariado, developed by the Consejo General del Notariado (mapa.notariado.org), reproduced with express written permission.

Land Registry · 2007 Q1 to 2026 Q2

Colegio de Registradores de España (CORPME)

Covers 78 quarters of registered home sales up to 2026 Q2 (698,684 sales over 12 months), providing comparisons with 2007-2008 highs, annual volume and price changes, garage prices, and foreign buyer shares and nationalities.

Source: Colegio de Registradores de la Propiedad, Bienes Muebles y Mercantiles de España (CORPME) · Estadística Registral Inmobiliaria (2T 2026), under ODbL 1.0 License.

Housing Census, Population & Tourist Dwellings

Instituto Nacional de Estadística (INE)

Provides the 2021 Population and Housing Census (conventional dwellings), the 2024 Municipal Population Register (Padrón), and experimental statistics on tourist dwellings (May 2026).

Source: Instituto Nacional de Estadística (INE) · 2021 Housing Census, 2024 Municipal Population Register (Padrón), and Experimental Tourist Dwellings Statistics VUT (May 2026).

Why do Notariado and Registradores numbers differ slightly?

Notaries record a sale on the day the public deed is signed. Land Registrars record the sale when that deed is inscribed in the Land Registry, typically 30 to 90 days later, and include subsidized housing (VPO) in their headline totals. The report uses each source for what it measures best and labels the source on every chart and table.

Location Intelligence

About BarrioRadar

National and provincial market reports show the big picture, but property decisions happen at a specific street address. Two homes in the same city - or even neighbouring postcodes - can have very different everyday walkability, public transport frequencies, school access, and local price benchmarks.

BarrioRadar covers more than 15.6 million addresses across Spain. Enter any address to check its 0-100 neighbourhood accessibility score, walking times to supermarkets, healthcare, and schools, scheduled bus, metro, and tram frequencies, and official census-section rental benchmarks.

Search any Spanish address on BarrioRadar Explore the Spain City Accessibility Index (100 Municipalities) Read: The Price of Accessibility in Spain

FAQ

Questions about the report

Is The Spanish Property Market Report 2026 free?

Yes. The 20-page report is free in English, Spanish, French, and German. You do not need a BarrioRadar account, a subscription, or marketing consent to request it.

Why does this report use completed sale prices instead of portal asking prices?

Asking prices on property portals only show what sellers are asking for currently listed homes. This report uses notarized deeds (Consejo General del Notariado) and Land Registry inscriptions (Colegio de Registradores), which record what buyers actually paid in completed sales.

Which time periods do the figures cover?

The report combines specific official editions: rolling 12-month notarized deeds ending 21 October 2026 from the Consejo General del Notariado; Land Registry series from 2007 Q1 to 2026 Q2 (trailing 12 months ending 30 June 2026 for provincial sales and prices, and single-quarter 2026 Q2 plus 12-month series for foreign buyers); and INE data from the 2021 Population and Housing Census, the 2024 Municipal Population Register (Padrón), and the May 2026 Experimental Tourist Dwellings release.

Are the French and German editions full translations or short summaries?

All four editions (English, Spanish, French, and German) are full 20-page A4 landscape reports containing the same statistics, charts, maps, provincial and municipal tables, and methodology notes.

Can journalists, estate agents, or researchers cite figures from the report?

Yes. You may quote findings and figures from the report by citing BarrioRadar and the relevant official source (Consejo General del Notariado, Colegio de Registradores de España CORPME under ODbL 1.0, or INE). Commercial resale or bulk redistribution of the underlying datasets is not permitted.