Property prices are increasing more in the ten cheapest provinces of Spain, with a rise of 11.6%, compared to 9.1% in the most expensive ones. This is reported by the RealAdvisor barometer.
Housing prices are growing faster in provinces with cheaper properties than in the more expensive ones. This is noted in the Spanish Real Estate Barometer Q3-2026 from RealAdvisor, as published by diariosigloxxi.com.
In the ten cheapest provinces, with an average price of €1,410/m², the year-on-year increase is 11.6%. In the ten most expensive provinces, where the average price reaches €3,800/m², the rise is 9.1%. Over the last three years, both groups have grown by around 34%.
The national average price of housing has reached a new high of €2,841/m², after rising 11.4% in the last year. Flats (+11.5%) are becoming more expensive than houses (+9.7%), with average prices of €3,045/m² and €2,346/m², respectively.
By province, Murcia leads the increase in flats with a rise of 16.1%, followed by Alicante and Almería, both at 15.5%. Madrid rises by 10.7%, Málaga by 10.1%, and Barcelona by 8.1%. In the five provinces bordering Madrid, the increase in flats ranges from 11.4% to 15.2%, with Toledo (+15.2%) being the fourth province with the highest rise in Spain.
The barometer also compares income. Between 2016 and 2026, the purchase price increased by 98% and the offered rent by 89%, compared to 31% for the salary cost per worker. Buying now requires 52% more years of salary than in 2016.
For an average flat of 80 m², valued at around €243,600, the down payment, taxes, and expenses total about €73,100, equivalent to two and a half years of average gross salary. The mortgage payment is around €823 per month, compared to the €1,208 average rent for an equivalent flat.
Meanwhile, property sales fell by 7.1% in the first half of 2026 according to the Ministry of Transport and Sustainable Mobility, and by 3.0% until July according to the INE. The year 2025 closed with 751,907 transactions, the highest figure in nearly two decades.
Jaime de Vizcaya, strategy director of RealAdvisor, summarises the trend:
“The market is not slowing down; it is shifting. Buyers are looking for places where the numbers still add up, which explains why provinces like Murcia, Toledo, or Almería are growing more than Madrid, Barcelona, or Málaga. We are approaching the end of 2026 with fewer transactions, higher prices, and more expensive credit: where the effort is still reasonable, the price responds strongly; where it exceeds the threshold, it rises less.”
RealAdvisor forecasts between 690,000 and 730,000 property sales in 2026, with a downward bias. Among the brakes, it cites the Euribor above 3% for the first time since August 2024 and a deficit of around 750,000 homes since 2021. Data from Eurostat for the second quarter of 2026 places the rise in housing in Spain at 12.1% year-on-year, compared to 4.7% in the European Union and 4.0% in the euro area.
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