In October 2025, San Sebastián (Donostia-San Sebastián) once again took center stage in Spain’s real estate market. The average price per square meter here reached €6,337—an all-time high. Over the past year, prices have risen by 12.5%, and by 1.4% just in the last month. The city continues to hold its title as the most expensive place to buy property in the country, leaving even the capital and Barcelona far behind.
Comparison with the rest of Spain: the gap widens
While the national average stands at €2,555 per square meter, San Sebastián’s figure is nearly two and a half times higher. Despite strong growth across the country—15.7% over the past year—the market in Donostia remains especially resilient. There are no signs of a slowdown, and demand for housing stays high, even as prices soar.
Top and bottom districts: where housing costs the most
Price differences within the city are striking. The Centro-Miraconcha (Centro–Miraconcha) neighborhood remains the most prestigious, with the price per square meter hitting €8,366. Despite a slight dip over the past month, this area is still considered exclusive. Next in line are Gros (Gros) at €6,902 and Amara (Amara) at €5,990 per square meter. These neighborhoods are experiencing steady growth, reflecting sustained buyer interest.
The most affordable options can be found in Altza–Bidebieta, where prices average €3,876 per square meter. However, even here, there has been a significant annual increase—almost 14%. Intxaurrondo and Egia are also showing strong growth, indicating a gradual price equalization across the city.
Trends and Prospects: What’s Next for the Market?
Over the past year, every district in San Sebastián has shown positive dynamics. Intxaurrondo and Egia stand out, with growth rates above the city average. Even in the most expensive neighborhoods, demand remains high, and sellers are in no rush to lower their prices. Experts note that this situation may continue in the coming months unless there are sharp changes in the country’s economy.
For those planning to buy or sell property in Donostia, the market remains highly competitive. The value of your apartment can be assessed using specialized services that account for all the nuances of the local market. However, for most city residents, these prices are becoming increasingly unaffordable, raising concerns among analysts and potential buyers.
