Note
Spain property price per square metre
Quick answer
The property registrars report an average of €2,487 per m² for the second quarter of 2026: €2,636 per m² for new homes and €2,448 per m² for second-hand homes. National averages hide big differences between towns, so use the figure for your own area.
Applies toBuyers who compare homes by price per square metre.
On this page: 9 sections
§ 1What it is
The price per square metre is the price of a home divided by its area. It lets you compare homes of different sizes. The registrars compile an average from the deeds that reach the property registers. This page belongs to the chapter in the rules on prices.
§ 2The latest national figures
For the second quarter of 2026 the registrars report an average of €2,487 per m², a series maximum, up 2.4% on the previous quarter. For new homes the average was €2,636 per m², and for second-hand homes €2,448 per m². The new-home figure fell slightly on the quarter, while the second-hand figure rose strongly, so the gap between the two narrowed.
§ 3Which area is it
Check which area the figure refers to. Spanish documents use built area, which includes walls and a share of common areas, and usable area, which is the floor you can walk on. The land registry and the cadastre can show different figures. Your lawyer should compare the areas in the deed, the cadastral record and the register before you sign, as the legal-process section explains.
§ 4Comparing homes
To compare, use the same measure for both homes, in the same neighbourhood, of the same age and condition. A home with a terrace, a lift or a garage is not comparable to one without. The price per square metre is a screen for asking whether a price is out of line; a valuation is a separate job.
§ 5Local figures
The registrars publish regional and provincial tables. We did not read them for this page, so we do not quote local averages. Ask the lawyer or the agent for sold prices in the street, and compare them with the asking price. The index chapter, how the house price index works, explains how prices change over time.
§ 6What it does not include
The figure excludes purchase taxes and costs. A buyer should add the taxes and costs in the costs section, and any works that the home needs, before comparing the all-in cost of two homes.
§ 7Averages and mix
An average depends on the mix of homes sold. If more large homes in expensive places are sold in a quarter, the average rises without any home changing in price. That is why the index, which holds quality constant, is better for change over time, while the registrars’ average is better for levels.
§ 8Gross and net
Some sources report a price per built square metre, others per usable square metre. The first is lower, because the area is larger. Always compare like with like, and ask your lawyer which area the deed states.
§ 9More on this topic
How prices in 2026 works explains what the 2026 price figures show so far and Spain property prices forecast explains what forecasts are worth and what the central bank says.
The rules on the average price explains what an average house price means and the rules on prices by region explains regional differences in price growth.
FAQRelated questions
How do I use a price per square metre?
Divide the price by the built area, then compare with similar homes in the same neighbourhood. Check whether the area quoted is built or usable, and whether it includes terraces. The same home can have different areas on different documents.
Is the national average useful?
Only as background. Prices per square metre differ greatly between a coastal resort, a capital and an inland village. Use the registrars’ local tables or comparable sales in your own area, and treat the national figure as a distant reference.
Do these prices include taxes?
No. They are prices on the deed. Purchase taxes and costs come on top, and the costs section explains them. The price you declare also sets the taxes, so the figure matters beyond the negotiation.
Sources
- Colegio de Registradores: Estadística Registral Inmobiliaria, 2T 2026 (official source, opens in a new window), Sales, foreign buyers, price per m², mortgagesLast checked 17 October 2026
General information only. This is not legal, tax or financial advice. Check your own situation with a qualified adviser.