Demand is surging while prices reach new highs
Buyer Demand Takes the Lead
Spain’s residential market is experiencing a decisive shift toward homeownership, marking a historic milestone in the second half of 2025. Interest in buying now represents 51% of total demand, edging three points higher than last year, while interest in renting has dropped to 37%, five points below 2024.
According to María Matos, Director of Research and spokesperson for Fotocasa, this pivot toward purchasing is no coincidence. Improved mortgage conditions, paired with the sharp escalation in rental costs, are reshaping consumer decisions. Buyers are increasingly motivated by long-term asset building and the perception of real estate as a secure investment in an unpredictable economic environment.
A Trend Strengthening Since 2022
Historically, buying and renting competed head-to-head, with rental demand even overtaking purchase interest during several periods. However, this balance has broken decisively in recent years. Since 2022, demand for ownership has gained a 14-point advantage over rental demand. Meanwhile, the percentage of individuals active in both markets continues to rise, reaching 12%—two points more than in late 2024.
This sustained momentum confirms a market that has firmly realigned its priorities. Homebuyers maintain a growing lead, widening the gap with those solely seeking rentals and reinforcing a structural change in how Spaniards approach their housing needs.
Property Prices Reach a 20-Year High
Alongside booming demand, prices are accelerating at unprecedented levels. In November, second-hand housing prices rose 1.4% month-on-month and 18.8% year-on-year, placing the national average at 2,828€/m². For an 80 m² property, this translates to an average value of 226,208€, marking the strongest annual increase recorded in 239 months.
Matos attributes this surge to a market where demand outpaces supply by a factor of four. While prices at the national level remain 4.2% below the 2007 peak, the most dynamic regions have already surpassed that threshold. All 17 autonomous communities recorded annual price increases in November, with more than half reporting rises above 10%. Regions such as Valencia, Andalucía, Asturias, Murcia, and the Canary Islands reported increases of over 20%, underscoring the scale of the current imbalance.
Within a single year, the average price of an 80 m² home has climbed from 190,382€ to 226,208€, a difference of 35,826€.
Communities and Provinces Push Pricing to New Levels
Every autonomous community saw year-on-year growth, with eleven exceeding 10%. Murcia leads with a 24.4% increase, followed closely by the Valencian Community (23.5%) and Asturias (23.4%). Baleares and Madrid now surpass the symbolic 5,000€/m² threshold, with Baleares at 5,206€/m² and Madrid at 5,059€/m². Andalucía follows with 2,713€/m², ahead of other regions such as Valencia, Cantabria, Asturias, and Navarra.
The upward trend extends across the provinces, with 48 out of 50 registering annual price growth. Twenty-five provinces report increases beyond 10%, led by Valencia (25.6%), Murcia (24.4%), and Santa Cruz de Tenerife (23.9%). Baleares and Madrid remain the most expensive markets, while Málaga and Gipuzkoa also exceed 4,200€/m². On the lower end, Ciudad Real stands as the only province below the 1,000€/m² mark, at 998€/m².
Spain’s housing landscape is moving through a period of strong buyer momentum and sustained price escalation. With supply continuing to lag behind demand and financial conditions favouring buyers, the market is navigating an environment defined by competitiveness, accelerated decision-making, and pricing dynamics not seen in two decades.
