If there’s one clear trend in Spain’s housing market, it’s rising prices, both for buying and renting. While the rankings of the most expensive cities remain relatively stable, the cost of living in them is becoming increasingly out of reach.
To give you a clearer picture of the current property landscape, we’ve reviewed the most expensive cities to live in across Spain, their key characteristics and how their housing prices have evolved.
San Sebastián
San Sebastián has long been Spain’s most expensive city, but this year marks a new milestone, exceeding €6,000 per square metre in May, the first Spanish capital to do so.
Sale prices in San Sebastián have risen by over 8% in the past year. While notable, the increase is less dramatic than in other areas. Still, property in San Sebastián is a staggering 252% more expensive than the national average.
As for rentals, San Sebastián ranks third nationwide, with average rents now above €18/m², up more than 7% year-on-year.
As of June 2025, the average sale price is €6,071/m², while average rent stands at €18.7/m².
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Madrid
Living in the capital comes with many perks, but affordable housing isn’t one of them. In recent years, price increases have been especially steep. Over the past 12 months, the average sale price has risen by 25%. Rental prices have also surged, up around 11% since June 2024, similar to the trend seen in Barcelona.
As of June 2025, the average sale price in Madrid is €5,642/m², while the average rent stands at €17.9/m².
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Barcelona
Living in Barcelona can be prohibitively expensive, even when flat sharing. Rents are currently the highest in Spain, surpassing San Sebastián in average price per square metre. This follows a year-on-year increase of over 8% since June 2024.
As for property sales, prices have risen by 11% over the past year.
As of June 2025, the average sale price in Barcelona is €4,920/m², while the average rent stands at €23.9/m².
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Palma de Mallorca
Housing prices in Palma de Mallorca are well above the national average and have soared in recent months. Over the past year, the price per square metre for home sales has jumped by an impressive 18.4%. Rental prices have also surged, rising by nearly 10% in the same period.
As of June 2025, the average sale price in Palma is €4,907/m², while the average rent stands at €18.3/m².
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Bilbao
Living in Bilbao can be relatively costly compared to other Spanish cities, with housing, transport and leisure activities all contributing to expenses above the national average.
The Basque capital has also seen a rise in property prices. Over the past year, the cost per square metre for buying and selling homes has increased by 10%, while rental prices have grown more moderately, up 5.6% since June 2024.
As of June 2025, the average sale price in Bilbao is €3,646/m², with the average rent at €15/m².
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Málaga
Living in Málaga can be relatively costly compared to other Spanish cities, but it offers a high quality of life. Housing prices have also surged recently, with the price per square metre for home sales rising nearly 15% over the past year. Rental prices have increased by almost 8% during the same period.
As of now, the average sale price in Málaga is €3,459/m², while the average rent stands at €15.6/m².
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Valencia
The cost of living in Valencia is generally lower than in other major cities, though still above the national average. It is also among the areas with the highest rise in purchase prices, with a year-on-year increase of over 20%. Rental prices have climbed by nearly 10% in the same period.
As of June 2025, the average sale price in Valencia is €3,067/m², while the average rent stands at €15.5/m².
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Seville
Seville remains one of Spain’s priciest cities and follows the nationwide trend of rising property costs. Over the past 12 months, the price per square metre for homes has surged by 14.5%. Rental prices have also seen a notable rise, increasing by 9.4%.
As of June 2025, the average sale price in Seville is €2,684/m², while the average rent stands at €12.6/m².
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Las Palmas de Gran Canaria
Las Palmas de Gran Canaria is among the most expensive cities in Spain, and the trend shows no sign of easing. Over the past year, the price per square metre for home purchases has risen by 7.5%. Rental prices have increased slightly more, up 7.8% since June 2024.
As of June 2025, the average sale price in Las Palmas is €2,475/m², while the average rent stands at €14.1/m².
Explore flats and houses for sale or rent in Las Palmas de Gran Canaria.
Looking for a getaway? Don’t miss our top holiday rental options!
Girona
Girona remains one of Spain’s most expensive cities, but there’s good news: housing prices have slightly decreased in recent months.
Specifically, the sale price per square metre dropped by 5.5% compared to June 2024. Rental prices, however, saw a modest rise of 1.8% over the same period.
As of June 2025, the average sale price in Girona is €2,386/m², while the average rent stands at €12.7/m².
Discover flats and houses for sale or rent in Girona. Planning a getaway? Don’t miss our selection of holiday rentals.
Urgent property sales in Spain
Buying property in Spain is a dream for many, but the process can sometimes be lengthy and costly. With the year drawing to a close, there’s no better time to secure your ideal home and potentially benefit from great deals before 2025 ends. Urgent property sales offer a fast, cost-effective way to find exceptional opportunities within days or weeks.
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