Where property is cheapest on the Spanish coast, on a single price basis

On a single price basis — the appraised value published by Spain's housing ministry — the cheapest place in our base is Carballo, at €989/m². A 70 m² flat at that rate comes to €69,230. The dearest, Santa Eulària des Riu, is €6,606/m²: 6.7 times as much.

That is the short answer. The long one follows: coasts on the same basis, the ten cheapest and ten dearest towns, price against local incomes, and, separately, the places that only have listing prices. They are kept apart because the two kinds of price cannot share a ranking.

Two prices that never share a ranking

A square metre in Spain has two prices. The appraised value is the average from valuers' reports: the housing ministry publishes it every quarter, and for single towns only above 25,000 residents. The asking price is what sellers want in adverts. It runs systematically higher, so a ranking that mixes the two compares sources, not towns. The ministry's methodology.

Of the 132 places in our base, 79 carry an appraised value and 53 an asking price. The median of the first group is €2,502/m², of the second €2,391/m², and those two medians cannot be compared either. How one pair of cities swaps places depending on the price used is shown in our guide to price per m².

Coasts, cheapest to dearest

Appraised value only. Each coast's figure is the median of its appraised towns, with their number alongside. Where there are only one or two such towns, the figure describes them rather than the whole coast: that is the case on 12 coasts.

Left out: La Palma, La Gomera, El Hierro. Their places in our base carry asking prices only, so they have no row here.

• Cheapest coast: Costa da Morte, with a median of €989/m²; a 70 m² flat comes to €69,230.
• Dearest coast: Ibiza and Formentera, at €6,149/m²; €430,430 for 70 m².
• The two ends are 6.2 times apart.

The ten cheapest towns

The last column needs a word. It is the price of 70 m² divided by the average net income per resident of the same municipality in 2023, from INE's income atlas. It is a yardstick for comparing towns with each other, not a measure of what any one household can afford. Income by municipality.

The first three share one region: Galicia. These are not villages: all have more than 25,000 residents, or there would be no appraisal. Here 70 m² costs 5.2 to 5.5 years of local income per resident.

And the ten dearest

The ten dearest sit on 4 coasts: Ibiza and Formentera, Basque Coast, Costa Barcelona, Costa del Sol. The dearest of all, Santa Eulària des Riu, takes 27.2 years of local income for 70 m².

Price against what people earn there

Price per m² and income rank towns differently. Across 79 appraised towns the median is 12.1 years of income per resident for 70 m².

• Fewest years: Ferrol 5.2, Carballo 5.2, Narón 5.5, Avilés 6.9, Castellón de la Plana 7.3.
• Most years: Santa Eulària des Riu 27.2, Ibiza (Eivissa) 22.8, Marbella 22.4, Adeje / Costa Adeje 21.6, Fuengirola 20.9.

Places priced by listings

For 53 places our base carries an asking price. 44 of them have fewer than 25,000 residents, and the ministry publishes no town figure below that size. For 16 the figure comes from published statistics; for the rest it is our estimate, and marked as such. They can only be compared with each other.

And the dearest by asking price:

Second homes, empty homes and holiday lets

The 2021 census splits housing into main homes and the rest: second, seasonal and empty. It counts a home as empty when it has no electricity contract, or used less power in a year than an average home in the same town uses in fifteen days. That is a meter reading, not a survey. Separately, INE counts the share of tourist flats, latest figure as of 30 April 2026. INE census, methodology.

• Non-main homes: a median of 24.4% in the ten cheapest towns and 27.2% in the ten dearest.
• Empty by meter: 13.5% against 10.3%.
• Tourist flats: 0.4% against 2.4%.
• Among listing-priced places the median share of non-main homes is 49.2%; among appraised towns it is 27.9%.

In 34 of 127 places more than half of all homes are not main homes. The highest shares: Peñíscola 81%, Guardamar del Segura 73.3%, Laredo 70.3%, San Javier 70.1%, Torrevieja 70%. This is an observation, not the cause of a price: in some such places the metre is cheap, in others dear.

What the price per m² leaves out

The cost of the purchase itself. Transfer tax, the notary and the land registry come on top, and the tax rate depends on the region. They are not in this article, which covers the price per m² only.

Nor where prices go next. These are the latest published figures, with no forecast. Relocoast does not sell homes or list property: nothing here is an offer.

Further

Every place on a coast, with full data, is on the coast pages, for example Costa da Morte and Ibiza and Formentera. Non-main and empty homes for every place, as a file, are in the empty-homes dataset. What a month of living costs in the same places is in the cost-of-living guide.

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