Demand has driven a 20.5% rise in second-hand housing prices in 2025, the highest increase in two decades. Cities like León, Ciudad Real, and Guadalajara lead the surges, according to Fotocasa's report. The average price hit 2,879 euros per square meter in December.
Spain's housing market faces growing pressure from population increases, largely due to immigration, and the rise in single-person households, which have doubled in a decade. According to María Matos, Fotocasa's director of studies, over 200,000 new households form each year, but only about 100,000 new homes are built. Combined with a strained rental market and attractive mortgage conditions from low interest rates, sales are nearing 700,000 transactions, the best year since 2007.
Fotocasa's report 'La vivienda de segunda mano en 2025' shows demand quadrupling supply, pushing the average price to 2,879 euros per square meter, above 2,000 euros for three consecutive years. Twenty-one of the 52 provinces exceed that figure. Matos states: «Post-pandemic, a structural shift persists in residential preferences: more space, better location, and higher amenities. This is compounded by strong demographic momentum: population growth from immigration and the rapid expansion of single-person households».
The sharpest rises occur in provincial capitals and secondary municipalities. Excluding Santa Cruz de Tenerife (30.3%), León sees 24.6%, Ciudad Real 20.4%, and Guadalajara 19.5%. Regionally, Murcia leads with 29.6% (1,924 euros/m²), followed by Comunidad Valenciana (24.4%) and Asturias (24.0%). In Madrid, prices rose 17.7%, with peripheral neighborhoods like Los Cármenes (31.4%) and Entrevías (25.5%) experiencing strong increases. In Barcelona, the average is 5,346 euros/m², with rises in areas like El Turó de la Peira (38.4%).
This demand shift to historically affordable areas highlights access challenges to housing, though these zones now face rising tensions.
