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Spain’s house prices have been going nowhere but up all year and the question on everyone’s mind now is definitely: what will 2026 bring for buyers and renters? With apartment prices expected to have risen by more than 15% year-on-year by the end of 2025, both home buyers and tenants are feeling the pressure, and experts warn that next year could see more of the same.

 

According to the real estate portal Idealista, prices will continue to climb while the supply of homes for sale and rent keeps shrinking. The main reasons are ongoing legislative uncertainty and slow progress on laws to improve housing accessibility.

 

They describe the situation as a “national emergency” and urge a new, data-driven approach to housing policy.

 

The rental market is incredibly competitive at the moment. In some areas, more than 50 people apply for each available property, and landlords often choose tenants who offer the most “security of payment.”

 

This has made it especially hard for single-parent families, older people or those on a single income to find a home.

 

Many people who had no trouble renting before now find themselves effectively excluded. Idealista calls this process a “market elitization,” where large groups of renters are systematically left out.

 

For those looking to buy, the situation is no easier. Prices continue to grow, especially in Madrid and Valencia, while Barcelona has seen slower increases. Demand is very high, but many families are being priced out because mortgage requirements and savings thresholds are too steep.

 

Idealista says these increases far exceed most family incomes, making home ownership harder than ever in the major cities.

 

Despite the high prices, more than 700,000 homes were sold in 2025, a record number, although sales slowed toward the end of the year due to rising costs and limited availability. Mortgage lending remains low, with fixed rates below 2% for new loans. Variable-rate mortgages have almost disappeared and the market for mortgage transfers has slowed.

 

Looking ahead, prices may stabilise in some parts of Spain during 2026 but will likely continue to rise where supply is tight. Experts say 2026 will be a year to watch for both buyers and renters, as housing remains competitive and expensive across Spain.

 

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