Prices are near to record highs!
Spain’s housing market is experiencing one of the most significant periods of growth in its recent history, with both rental prices and residential sale values climbing to record levels. Data indicates widespread pressure across all segments of the market, reflecting a continued imbalance between demand and available housing supply.
Rental Prices Record 44 Consecutive Months of Increases
Rental prices continue their upward trajectory, rising 2.3% month-on-month and 13.5% year-on-year in October, placing the national average at €14.00 per m² per month. This marks 44 consecutive months—equivalent to 3.6 years—of annual increases, underscoring a sustained acceleration in rental costs. On a practical level, this means that an 80 m² property now costs an average of €134 more per month than it did one year ago.
According to María Matos, Director of Research and spokesperson for Fotocasa, rental prices have reached historic highs in all autonomous communities simultaneously. She notes that after three years of record-breaking increases, early signs of a turning point are emerging. Major metropolitan areas are beginning to moderate, with growth slipping below 10%, while rural and less populated provinces continue to climb at double-digit rates. This two-speed dynamic suggests that rental affordability constraints may be tempering further increases.
Regional Variations Show Widespread Pressure Across Spain
All 17 autonomous communities reported annual rental increases in October. The strongest rises were seen in Catalonia (23.2%), Castilla-La Mancha (14.6%), Aragón (13.5%), Extremadura (12.8%), and Asturias (11.5%). The most expensive regions for renting—each exceeding €15/m²/month—are Madrid (€21.28), Catalonia (€20.12), Balearic Islands (€19.04), and Basque Country (€17.43).
At a provincial level, the trend is equally pronounced. All 50 provinces recorded annual rental increases, with 22 provinces exceeding 10% growth. The sharpest rises were registered in Zamora (+34%), Álava (+27.2%), Guadalajara (+26.5%), Teruel (+21%), and Segovia (+16.8%). The most expensive provinces for renting a property include Barcelona (€21.89) and Madrid (€21.28), while the most affordable are Jaén (€6.26) and Badajoz (€7.21).
Property Sale Prices Hit the Highest Annual Increase in 20 Years
Alongside rising rents, Spain’s residential property prices have recorded an 18% year-on-year increase, the highest annual value ever measured in the 20-year Fotocasa series. This marks the fifth major price surge of 2025.
María Matos warns that the pace of growth is concerning, describing demand as “solid and intense,” exceeding supply by more than four times. National property prices are now just 5.5% below the peak recorded during the 2007 real-estate boom—a threshold that could be surpassed in the coming months.
In October, the average price of second-hand housing reached €2,789 per m². For an 80 m² home, the average value now stands at €223,129, compared to €189,062 one year earlier—an increase of more than €34,000.
2025: A Year of Repeated Record-Setting Increases
Throughout 2025, Spain has seen a succession of year-on-year price increases: May (+14.8%), June (+14.9%), July (+15.9%), August (+17.7%) and October (+18%).
Several regions achieved new maximum values during the year. The Basque Country reached its highest value in October (+12.6%) after multiple increases. Andalucía recorded five peaks, with August marking its highest jump (+23.1%). The Region of Murcia also reached four peaks, with July topping out at +24.9%. The Valencian Community recorded significant increases earlier in the year, while the Balearic Islands reached a high of +25.8% in February, the strongest rise in more than 31 months.
Other communities, while not reaching new record highs, still exhibited notable annual increases in October, including Madrid (+18.9%), Canary Islands (+18.0%), Asturias (+21.0%), Cantabria (+16.1%), Catalonia (+12.5%) and Castilla y León (+7.2%).
A Market Under Intense Pressure
Spain’s housing market is currently divided into highly pressured urban hubs and smaller or rural markets that are rapidly catching up. With rising costs in both rentals and property sales, access to housing is becoming increasingly challenging for tenants and buyers alike. As demand continues to exceed supply, ongoing upward trends may persist—although early signs suggest certain areas could soon experience a moderation in price growth.
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