Spain property prices per m² by town (2026): asking prices against valuations

Spain property prices per m² by town: across the 173 towns in this table, asking prices run from €780 in Villena to €8,295 in Santa Eulalia del Río (idealista, Sep 2026). In the 171 towns of this reading with a valuation too, asking prices sat a median 11.4% above the average valuation (MIVAU, Q2 2026); half of them fall between +3.2% and +18.2%. The reading covers the coastal and island provinces where most foreign buyers look, plus Madrid, Seville, Bilbao, San Sebastián and Zaragoza. The widest reliable gaps are on the islands and parts of the Costa del Sol and Costa Blanca: Palma +45%, Estepona +43%, Orihuela +40%, Marbella +32%. Many other coastal towns sit within that middle half: Torrevieja +14%, Mijas +10%, Benalmádena +11%, Torremolinos +12%.

Where asking prices run furthest ahead of valuations

idealista asking price (Sep 2026) against MIVAU valuation (Q2 2026), the 12 widest gaps among towns with at least 100 valuations and portals within 25% of each other (towns without a fotocasa figure cannot be cross-checked that way). Left out: Torre-Pacheco +51% (192 valuations, fotocasa +61% vs idealista); Níjar +48% (80 valuations, fotocasa -43% vs idealista); La Villajoyosa / Vila Joiosa +39% (187 valuations, fotocasa +35% vs idealista); La Orotava +34% (94 valuations, fotocasa +3% vs idealista); Maó/Mahón +33% (87 valuations, fotocasa -6% vs idealista); Los Realejos +31% (72 valuations, fotocasa -9% vs idealista).

What the gap means

The gap is not a discount you can count on. Three things sit inside it:

• Different homes. MIVAU publishes averages of valuations by licensed valuation firms, most of them for mortgages, and Tinsa publishes its own valuation index. Cash purchases are mostly not in them, and portal averages include homes that never sell at the advertised price.
• Different months. MIVAU is Q2 2026, about four months before the idealista reading. Across Spain asking prices rose about 20% a year and valuations about 12.5% (Banco de España, table 1.5), so at the Q2 pace of about 20% a year the four months between the readings account for about 6 points of a typical gap. Town by town it differs: MIVAU valuations rose 15.6% in Marbella and 14.8% in Málaga in the year to Q2 2026, faster than across Spain.
• Negotiation. Studies that compare asking prices with sale prices declared before a notary find wide gaps across Spain (below). None of these studies gives the negotiated discount for a single town.

If you need a mortgage, the loan is tied to the valuation (tasación) set by an approved valuation firm, normally up to 80% of it (Banco de España). Buyers who are not resident in Spain usually get at most 70% of the lower of the price and the valuation (HelpMyCash, March 2026). A home bought well above its valuation needs more of your own cash.

Asking prices against registered sales by province

Registered sales are the closest public figure to what buyers pay. In the 13 provinces where this reading has all three figures, idealista asking prices (Sep 2026) run +2% to +30% above registered sale prices of Q2 2026, widest in Illes Balears, Cádiz and Málaga. The two figures are about four months apart, so part of each gap is price growth over the summer. Across Spain, registered sales averaged €2,487/m² in Q2 2026, MIVAU valuations €2,355/m² and notarial sale prices €2,112/m² (July 2026, provisional). In Santa Cruz de Tenerife, Girona and Las Palmas, registered sales sit 27 to 35% above MIVAU valuations, so the wide asking-to-valuation gaps there come largely from low valuations rather than from asking prices running ahead of sales.

idealista Sep 2026; Colegio de Registradores, Q2 2026; MIVAU Q2 2026 (Tabla 1). Provinces where this reading has all three figures; others, such as Tarragona, Madrid and Seville, lack one of them here. Each source weights towns differently (portals by listings, MIVAU by valuations, Registradores by sales), so a province gap is not the median of its towns.

How to check what homes sold for in a town

Two public sources show what homes actually sold for. The notaries' statistics portal (Portal Estadístico del Notariado) gives the average sale price per m² declared in deeds by municipality and postcode. The Colegio de Registradores publishes registered sale prices by province and for provincial capitals. Both are averages of all sales, not comparable homes. Before you make an offer on a specific home, a valuation (tasación) of that home is the closest independent figure you can get.

Studies of the asking-to-sale gap

• Spain Housing observatory: sale prices declared before a notary were 29% below idealista asking prices in Q1 2026, the widest gap since 2007 (reported by The Objective, 7 Sep 2026).
• UVE Valoraciones: asking prices ran up to 44% above prices declared before a notary between 2021 and Q2 2025 (reported by El Inmobiliario mes a mes, 28 Oct 2025).
• Banco de España, table 1.5: in Q2 2026 asking prices rose +20.3% a year on idealista and +18.8% on fotocasa, against +12.5% for MIVAU valuations and +12.2% for the INE house price index (housing market indicators).

All 173 towns in this reading: asking prices, valuations and registered sales

Town pages so far: Marbella, Málaga, Torrevieja, Benidorm. Each has prices by district, rent, the gross yield and buying costs. Region pages, with prices and buying costs for each region and, for nine of them, asking-price bands by town or city: Andalusia, Aragon, Asturias, Balearic Islands, Canary Islands, Cantabria, Castile and León, Castile-La Mancha, Catalonia, Valencian Community, Extremadura, Galicia, Madrid, Murcia, Navarre, Basque Country, La Rioja.

€/m². Asking: idealista Sep 2026, fotocasa Oct 2026. Valuation: MIVAU Q2 2026 (towns over 25,000 people), Tinsa Q3 2026. Registered: Colegio de Registradores, 4 quarters to Q2 2026 (provincial capitals). Gap = idealista against MIVAU; * marks a gap resting on fewer than 100 valuations, on portals more than 25% apart, or on portal averages that leave out an enclave they list separately (Sotogrande and La Alcaidesa, Torre del Mar, Caleta de Vélez and Benajarafe, Puerto de Sagunto, Moraira). A dash means the source has no figure for that town or it was not in our reading. Sorted by asking price.

How this table was built

Every figure is a published average with its source and period; nothing is modelled. Portal and Registradores figures were read on 15 October 2026, MIVAU Table 4 (all 306 towns over 25,000 people, with the number of valuations) on 10 November 2026. Sources spell many towns differently ("Calpe/Calp", "Orotava (La)"), and the table joins those spellings into one row. fotocasa fills small towns with the province average; those rows were removed. The asking prices are the same ones the listing check compares a listing with. Provinces covered: Illes Balears, Gipuzkoa, Madrid, Málaga, Barcelona, Santa Cruz de Tenerife, Las Palmas, Bizkaia, Alicante, Valencia, Cádiz, Granada, Sevilla, Girona, Tarragona, Zaragoza, Murcia, Almería, Castellón.

Read next

• Marbella property prices per m²
• Málaga property prices per m²
• Torrevieja property prices per m²
• Benidorm property prices per m²
• Spain property market 2026
• Data sources
• Caterelo and idealista compared

Frequently asked questions

Sources

idealista price reports (sale and rent)

fotocasa price index

MIVAU, valor tasado de vivienda libre, Tabla 4 (municipalities over 25,000), sheet Q2 2026

MIVAU, valor tasado de vivienda libre, Tabla 1 (Spain, regions and provinces)

Tinsa IMIE Mercados Locales

Colegio de Registradores, Estadística Registral Inmobiliaria, Q2 2026

Portal Estadístico del Notariado

Spain Housing observatory (reported by The Objective, 7 Sep 2026)

UVE Valoraciones (reported by El Inmobiliario mes a mes, 28 Oct 2025)

Banco de España, table 1.5 (housing market indicators)