Note
Buying property in the Basque Country: what to check
Quick answer
The Basque Country has some of the highest prices in Spain, especially in San Sebastián, and its provinces run their own tax systems with low resale rates. Check which province the home lies in, the community documents, the condition of old buildings and caseríos, and rain and flood risk.
Applies toBuyers considering a flat in San Sebastián or Bilbao or a farmhouse in the Basque Country.
On this page: 12 sections
§ 1The region
The Basque Country lies on the Bay of Biscay by the French border, in three provinces: Gipuzkoa with San Sebastián, Bizkaia with Bilbao and Álava inland. The cities are compact and wealthy, the coast is green and rocky, and the countryside has caseríos and hill villages. This page belongs to the chapter on the property market in Northern Spain.
§ 2The market
The registry reports an average price of €3,616 per m² in the Basque Country in the second quarter of 2026, with €4,175 per m² in Gipuzkoa and €3,468 per m² in Bizkaia. The twelve-month average was €6,420 per m² for San Sebastián and €3,764 per m² for Bilbao. The statistics institute reports an annual price rise of 10.0%. These are among the highest averages in Spain.
§ 3Taxes
The Basque provinces have their own tax systems. The page of Gipuzkoa gives 4% on housing, against 7% on other immovable property, with 2.5% for a habitual home within size limits. We did not verify Bizkaia or Álava, so check the exact province. The costs section explains.
§ 4City flats
Flats are in communities. Ask for the statutes, accounts, minutes and reserve fund, and ask about lifts and façades. The law requires a reserve fund of at least 10% of the last ordinary budget.
§ 5Caseríos and old houses
Traditional farmhouses bring damp, wet roofs and rural land questions. Take a survey, check the licence and the registry, and ask the town hall for the planning status in writing. The property types section explains old houses.
§ 6Rain and floods
Rain is frequent and rivers run through narrow valleys. Check the national flood viewer and the position of the plot. The location checks section explains.
§ 7Coast
Coastal homes are subject to the coastal law, which protects a zone of 100 metres inland from the shore.
§ 8Who it may suit
It may suit buyers who want a wealthy green region with compact cities and a coast, and who accept high prices and rain. Homes in Cantabria covers Cantabria and homes in Galicia covers Galicia.
§ 9What we could not verify
We did not verify the Bizkaia and Álava tax pages or the municipal rules on lets.
§ 10Questions to ask on site in this place
Ask about damp, the roof, the boundaries and the flood history of the plot. Ask the community administrator, if there is one, for the statutes, the last accounts and the minutes of the previous meetings. Visit in winter and after rain, because the north is green for a reason and damp shows in the wet months. Write down the answers and compare them with the documents your lawyer receives from the registry and the town hall.
§ 11Before you pay a deposit in this place
Check the regional tax rate for the exact region and province on your deed date. Have your lawyer check the title, the licences and the charges first, and keep the deposit small and refundable on conditions. Choose a lawyer who checks boundaries and the registry, and a surveyor who knows old stone buildings. The legal process section explains the contract and the deed.
§ 12More on this topic
Buying a house in Asturias explains what to check when buying in Asturias.
FAQRelated questions
Are Basque taxes different?
Yes. The Basque provinces have their own tax systems, and Gipuzkoa’s page gives a much lower housing rate than most regions. Check the rules of the exact province on the date of your deed, since each province sets its own.
How expensive is San Sebastián?
The registrars report a twelve-month city average well above the national level, among the highest in Spain. Compare like with like and ask for registry figures rather than advertised prices.
What is a caserío?
A traditional Basque farmhouse, often stone and wood, in the countryside. It brings checks on the roof, damp, rural land status, the licence and the registry entry, and a survey before you commit.
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
- Boletín Oficial del Estado: Ley 22/1988 de Costas (BOE-A-1988-18762) (official source, opens in a new window), Arts. 7, 8, 12 to 15, 23 to 28 and 13 bis; text read to article 44, transitional provisions not readLast checked 18 October 2026
- Instituto Nacional de Estadística: Housing Price Index (HPI), Q2 2026 press release (official source, opens in a new window), Annual and quarterly change; regionsLast checked 17 October 2026
- Diputación Foral de Gipuzkoa: Impuesto sobre transmisiones patrimoniales: tipos impositivos (official source, opens in a new window), Housing, other property and reduced rateLast checked 17 October 2026
- Boletín Oficial del Estado: Ley de Propiedad Horizontal (Ley 49/1960, BOE-A-1960-10906) (official source, opens in a new window), Arts. 7, 9, 10, 13, 16 and 17 (consolidated text of 3 October 2026)Last checked 26 October 2026
General information only. This is not legal, tax or financial advice. Check your own situation with a qualified adviser.