Market report
Barcelona & Madrid 2026.
An honest reading of where the market stands and where it's heading. Average prices per m² by neighbourhood, Euribor outlook and demand by buyer profile.
Barcelona by neighbourhood
| Area | €/m² (avg.) | YoY change |
|---|---|---|
| Eixample (Right) | 6,100 € | +3.2% |
| Sarrià-Sant Gervasi | 6,800 € | +2.5% |
| Gràcia | 5,200 € | +4.1% |
| Sant Antoni | 5,900 € | +5.3% |
| Poblenou | 4,800 € | +6.8% |
| Born / Gòtic | 5,600 € | +1.9% |
Madrid by neighbourhood
| Area | €/m² (avg.) | YoY change |
|---|---|---|
| Salamanca | 7,200 € | +2.8% |
| Chamberí | 6,400 € | +3.6% |
| Centro | 5,400 € | +4.2% |
| Retiro | 6,100 € | +2.1% |
| Chamartín | 5,800 € | +3.0% |
| Tetuán | 4,200 € | +7.4% |
Frequently asked
Is 2026 a good year to buy in Spain?+
Yes, with the right reading. Lower Euribor (around 2.5-3% expected) makes mortgages more accessible. International demand remains strong. The key is buying in well-located properties — gentrification continues in second-tier areas (Poblenou, Tetuán, Sant Antoni).
Will prices keep rising?+
Yes, but moderately (3-5% in prime areas, 5-8% in emerging ones). Spain's housing supply is structurally tight in Madrid and Barcelona. Stress only appears if international demand suddenly pulls back.
Is it better to buy or rent in 2026?+
On primary homes with at least 5-7 years horizon, buying tends to win even with mortgage. Above 6,500 €/m² the rent vs buy maths get tighter — depends on how long you plan to stay.
Where is the best yield in Madrid?+
Tetuán, Carabanchel and Vallecas show 5-6% gross rental yields. Salamanca and Chamberí, while more capital-secure, only yield 3-4% gross.
Where is the best yield in Barcelona?+
Sant Andreu, Nou Barris and Poblenou peripheries: 5-6%. Eixample and Sarrià: 3-4%. Worth running tax and management costs before generalising.