The average property price in Spain has increased by 9.2% year-on-year, reaching €2,237 per square metre, according to the latest idealista report. While some autonomous communities and cities far surpass this figure, property does remain affordable in some areas. Here, we reveal the provincial capitals with the cheapest housing in Spain in 2025.
Spain's provincial capitals with the cheapest houses
Zamora is the most affordable provincial capital in Spain for properties, with an average price of €1,174 per square metre. Situated in the Castilla y León region, Zamora boasts a historic old town, recognised as a heritage site since 1973. Despite a 6.0% year-on-year increase up to January 2025, according to the latest Idealista report, property prices in Zamora remain almost half the national average.
Jaén is the second most affordable provincial capital in Spain, with an average price of €1,217 per square metre, following a 6.3% year-on-year increase. Property prices in the wider province are also among the lowest, averaging €831 per square metre – significantly below the Andalusian average of €2,293 per square metre. In contrast, Málaga, one of the region’s most sought-after locations, reaches €3,522 per square metre.
Murcia ranks as the third most affordable provincial capital in Spain, with an average property price of €1,285 per square metre, following a 3.1% increase over the past year. However, within the province, Murcia city is far from the most expensive location. That title goes to Torre-Pacheco, where prices reach €1,985 per square metre.
According to the latest idealista price report, Lleida is the fourth most affordable provincial capital in Spain for properties. The average price stands at €1,297 per square metre, following a notable 8.8% increase over the past year.
Next on the list is Ciudad Real, where the average price of resale properties stands at €1,304 per square metre, reflecting a 5.9% year-on-year increase. Following closely are Ávila (€1,346/m², up 6.7%), Lugo (€1,351/m², up 7.0%), and Palencia (€1,363/m², up 3.1%), all of which remain among the most affordable provincial capitals in Spain.
Continuing the list of Spain’s most affordable provincial capitals for properties, we find Cáceres, where the average price stands at €1,371 per square metre. Despite its relatively low cost, the city has seen a notable 9.0% year-on-year increase, reflecting growing demand in the area.
In Castellón de la Plana, the average price of resale housing stands at €1,378 per square metre, marking a 7.8% increase compared to the previous year. Meanwhile, Huelva reports an average price of €1,405 per square metre, following a 6.9% year-on-year rise.
Cuenca comes next, with an average property price of €1,415 per square metre, reflecting a 6.1% increase over the past year. With its rich historical and natural heritage, Cuenca remains an attractive and affordable option for homebuyers.
Next on the list is Teruel, where the average property price stands at €1,420 per square metre, reflecting an 8.3% year-on-year increase. Almería follows closely, with an average price of €1,424 per square metre, though its growth has been more moderate at 1.9% year-on-year. Meanwhile, Badajoz registers an average price of €1,466 per square metre, marking a 3.0% increase compared to the previous year.
A few provincial capitals remain below the €1,500 per square metre threshold. León has an average price of €1,484 per square metre, following a 7.8% increase, while Ourense stands at €1,494 per square metre.
Just above this mark, Córdoba reaches €1,522 per square metre and Huesca follows with €1,606 per square metre, reflecting the continued affordability of housing in these cities compared to the national average.
The capitals that are falling and increasing the least
Huesca stands out as the provincial capital with the largest decline in property prices, experiencing a year-on-year decrease of -5.5%, with the current average price at €1,606 per square metre.
The only other city where prices have fallen is Girona, which has seen a slight drop of -0.8%, bringing the average price to €2,488 per square metre. On the other hand, Ourense has recorded the smallest increase, with a modest rise of 1.2% over the past year, reaching an average of €1,494 per square metre.
The most expensive provincial capitals to buy in 2025
The Spanish property market continues to show significant disparities between provincial capitals, with some cities offering affordable housing, while others feature very high prices. According to the latest data from idealista, here are the four most expensive provincial capitals in Spain in terms of average price per square metre.
San Sebastián is the provincial capital with the highest housing prices in Spain, reaching an average of €5,846 per square metre, following an 8.9% year-on-year increase. Madrid is not far behind, with an average price of €5,104 per square metre, reflecting a substantial 21.8% rise. Above the €4,000 per square metre threshold are Barcelona (€4,707 per square metre) and Palma de Mallorca (€4,523 per square metre).
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