San Sebastián / Donostia

Hospital, terrain, getting around

Where from: the Ministry of Health hospital catalogue, road time · elevations from the Copernicus terrain model · OpenStreetMap · ratingswinter liveabilityOur 1-to-5 rating of whether a town lives from November to March — open places, running transport, people around.Why it matters. Most resorts shut for winter. Tourists never notice; someone who moved gets four empty months. An estimate, not a measurement. for car-free and hospital minutes are ours.

Tourist load

This is the median rent on active leases — tax records for 2024, a sample of 12 727 leases. It includes long-standing contracts at unchanged rents, so it sits below what is asked today: our estimate of asking rent is 1 750 € for a two-bedroom.

The point of the 75th percentile: it is closer to what is being signed now than the median. The gap between them shows how much a new tenant overpays relative to long-standing ones.

Where from: SERPAVISERPAVIThe Ministry of Housing's public registry of rents: medians of actual signed leases by municipality.Why it matters. Asking rent and signed rent are different things: across our base listings run about one and a half times above the registry. The registry shows what people actually pay., Ministerio de Vivienda · municipality: Donostia/San Sebastián

Asking prices are what long lets are advertised at today; the registry is what tenants pay on signed leases, including old ones. The gap between them is your negotiating argument.

• Deutsche Schule San SebastiánSan Sebastián / DonostiaGermanGerman, Spanish, EU · 2–18 · privateFounded 1921, a cooperative school backed by the German Foreign Office; teaches Basque alongside German and Spanish

Checked against registries and school sites: 2026-09-17. Fees are on each school's site: nobody publishes them centrally.

• —Prices rising 9% a year — the landlord picks, and the first filter is a nómina

This is our model, not a measurement: demanding a nóminanóminaA Spanish employment contract with payslips. Landlords ask for it as proof of income.Why it matters. A newcomer does not have one and will not in the first year. Where it is required, a long lease is nearly impossible — even with money in the bank. is an individual landlord's practice and nobody publishes it. The rating is derived from the share of foreign residents, the presence of a community with services, price growth, seasonality of the stock and the size of the town.

• frFrench~1 500French border 20 km away; Bayonne/Biarritz are routine shopping and commuting destinations
• enEnglish~800

Where from: INEINESpain's National Statistics Institute. It keeps the padrón — the official register of residents of every municipality.Why it matters. The only primary source of population for the whole country. A figure 'per INE' can be checked against a table; a figure 'from the internet' cannot., Censo Anual de Población · the register-based census counts padrónpadrónThe municipal register of residents. Registering in it — empadronamiento — proves you live here.Why it matters. Official population comes from it, and you will need it yourself: without registration there is no health card and no school enrolment. registrations by citizenship on 1 January, not everyone living here: seasonal owners and the unregistered are outside it, and naturalised residents count as Spanish.

• United Kingdom1
• Italy1

Destinations served at least weekly in January; checked 2026-09-17.

Paperwork and practicalities

Where to look next