The issue of housing affordability in Spain today concerns not only young families but also those who have long planned to move or invest in real estate. Over the past year, the market situation has changed so drastically that the usual benchmarks no longer apply. In some regions, prices have soared to historic highs; in others, the supply of new apartments has unexpectedly increased; while in a third group, buyers face a shortage of options even when they have the necessary funds.
Price gap
In 2026, the price per square meter of housing in Spain exceeded 2,600 euros, marking a record high in recent years. Over the past year, prices have risen by more than 16%, and this is not the limit for some cities. While in Murcia and Almería apartments can still be found starting from 1,400 to 1,700 euros per square meter, the situation in A Coruña and Valencia is quite different. Here, housing prices have risen by more than 20%, and the average apartment price in Valencia has approached 190,000 euros.
In some cities, such as Almería, the market surprises with its stability: despite the general upward trend, it is still possible to purchase a small apartment here for less than 70,000 euros. This is explained not only by the low price per square meter but also by active construction of new properties, which keeps supply at a high level.
Shortages and overheating
In other regions of Spain, the situation is much more tense. In A Coruña and Salamanca, the supply of new apartments is noticeably below the national average, while prices continue to rise. Under these conditions, even those who have the necessary funds face a limited selection. In Lugo and Salamanca, the shortage of new builds is an additional factor driving prices up, making home ownership almost unattainable for most local residents.
The market is influenced not only by domestic factors. Tourist flows, interest from foreign investors, and speculation in the real estate market all add pressure on prices. As a result, in popular coastal cities and major administrative centers, housing is turning from a basic necessity into a luxury.
Surprising trends
Amid the overall price increase, some regions stand out with a different trend. In Soria, Guadalajara, Málaga, and Cáceres, the pace of new housing construction significantly exceeds the national average. This helps keep price growth in check and creates opportunities for more listings on the market. Developers in these cities are actively responding to demand, offering hope for stabilization in the coming years.
However, even in such regions, buyers face competition from investors and newcomers, which does not always contribute to lower prices. Meanwhile, in some provinces where construction is slow and demand remains high, the situation could become even more tense.
Regional contrasts
The Spanish real estate market today is a landscape of contrasts. In some cities, housing is becoming unaffordable due to rapid price growth and limited supply; in others, relative stability persists thanks to active construction. For many families, the decision to buy an apartment turns into a difficult choice between moving to less popular regions and waiting in hopes that prices will drop.
External factors also influence the market: the economic situation, migration flows, and local government policies supporting construction. All of this creates a unique environment with no clear-cut solutions.
In recent years, Spain has already faced similar situations. For example, in 2023, a sharp increase in prices in Madrid and Barcelona forced many people to look for housing in neighboring provinces. At that time, Andalusia and Galicia saw a surge in construction, which temporarily curbed price growth. Similar trends were observed in the Valencian Community, where an influx of foreign buyers changed the structure of demand. These examples show that Spain’s real estate market can quickly adapt to external and internal factors, with regional differences becoming increasingly evident.
