Average price reached €2,950/m² in February
The price of second-hand housing in Spain rose by 1.8% month-on-month and 19.9% year-on-year, placing the average price of homes listed in February at €2,950/m², according to data. If we take this latest monthly increase and multiply it by the 80 m² of a standard home, we see that the average value of a home is €235,981 in February.
In this way, Spain has experienced a 19.9% increase (20.4% in January) in the average price of 80 m² homes over the past year, rising from €196,790 to €235,981 in February 2025 (a difference of €39,191). This latest year-on-year figure (19.9%) is the third highest increase detected over the last 13 months.
All 17 autonomous communities register annual price increases in February
By autonomous community, if we analyse house prices for sale compared with a year ago, we see that all 17 communities increased their year-on-year price in February. Increases above 10% affected 12 communities, namely: the Region of Murcia (24.9%), Asturias (23.1%), the Valencian Community (20.5%), Andalusia (19.9%), the Canary Islands (19.3%), Cantabria (18.7%), Madrid (16.7%), Galicia (15.6%), Catalonia (15.0%), Navarre (12.8%), Castilla-La Mancha (12.2%) and the Basque Country (10.2%). They are followed by the Balearic Islands (9.9%), Castile and León (9.3%), La Rioja (9%), Aragon (7.5%) and Extremadura (7.4%).
“Price tension is no longer exclusive to large urban centres”
“Price tension is no longer a phenomenon exclusive to large urban centres, but rather a trend that has taken hold across the entire national territory, as shown by the fact that the 17 autonomous communities recorded year-on-year increases in February. It is especially worrying that in 12 of them the rises exceed two digits, with extreme cases such as the Region of Murcia or Asturias, where growth surpasses 23%. This widespread pressure is due to demand that continues to be far higher than a very scarce supply of second-hand housing,” explains María Matos, Director of Research at Fotocasa.
As for the ranking of autonomous communities with the highest price per square metre in Spain, the Balearic Islands and Madrid are at the top, with Madrid exceeding €5,000 for the first time. Specifically, the Balearic Islands stand at €5,317/m² and Madrid at €5,217/m². They are followed by the Basque Country at €3,709/m², the Canary Islands at €3,356/m², Catalonia at €3,313/m², Andalusia at €2,797/m², the Valencian Community at €2,649/m², Cantabria at €2,543/m², Navarre at €2,309/m², Asturias at €2,274/m², Galicia at €2,178/m², the Region of Murcia at €1,945/m², Aragon at €1,876/m², La Rioja at €1,815/m², Castile and León at €1,713/m², Castilla-La Mancha at €1,357/m² and Extremadura at €1,312/m².
Provinces: prices rise year-on-year in 49 out of 50 provinces
In 49 of the 50 provinces analysed (98%), the year-on-year price of housing for sale increased in February. In five provinces it exceeded 20%: Valencia (26.6%), Murcia (24.9%), A Coruña (23.1%), Asturias (23.1%) and Santa Cruz de Tenerife (20.2%). On the other hand, the only province to record a decline was Teruel (-10.9%).
In terms of prices, the Balearic Islands and Madrid are the only provinces that have exceeded €5,000 per square metre. The four provinces with the highest prices are: the Balearic Islands at €5,317/m² and Madrid at €5,297/m². On the other hand, the provinces with the most affordable price per square metre are Ciudad Real at €1,052/m² and Jaén at €1,070/m².
Spain’s Property Market Closes 2025 at a 17-Year High as Transactions Surge
Meanwhile, Spain’s property transaction data for the final month of 2025 shows a 7.5% monthly decline but a 7.9% year-on-year increase, confirming that the market has remained highly active throughout the year. With 54,148 sales recorded in December, the annual total reached 714,237 transactions — an 11% increase on 2024 — making 2025 the strongest year for sales since 2007. Activity levels, averaging close to 60,000 transactions per month, reflect sustained buyer confidence and a clear expansionary cycle.
Market momentum has been largely driven by improved mortgage conditions following interest rate reductions. After the sharp rate hikes of 2022, which disrupted many purchasing decisions, lower borrowing costs in 2025 have reactivated previously postponed demand. 21% of buyers state that improved mortgage conditions were decisive in their purchase, with 7% buying in 2025 earlier than originally planned due to more favourable financing.
New-build properties accounted for over 20% of total transactions, with sales rising 16% year-on-year. Demand remains particularly strong for newly built homes that meet current buyer priorities such as energy efficiency and modern layouts. However, limited land availability, rising construction costs and administrative constraints continue to restrict supply, maintaining upward pressure on prices.
Looking ahead to 2026, activity is expected to moderate slightly, with forecasts pointing to around 660,000 transactions, approximately 8% below 2025 levels. While financing should remain accessible, sales volumes will depend on interest rate stability and Euribor levels. Structural supply shortages and continued demand — reinforced by housing’s status as a safe-haven asset — are expected to sustain market resilience, even as growth normalises from 2025’s peak levels.
