País Vasco · report
Empty homes in País Vasco
6.5% of the 1,075,076 homes counted in the 2021 census stood empty, whether for sale, to let or for other reasons.
- Empty, 2021 census
- 6.5%
- Empty homes
- 69,692
Against the wider area
Share of homes standing empty in the 2021 census.
| Area | Empty |
|---|---|
| País Vasco | 6.5% |
| Spain | 14.4% |
Where homes stand empty in País Vasco
Share of homes standing empty at the 2021 census, emptiest first.
| Area | Empty |
|---|---|
| Sestao | 10.1% |
| Irun | 8.0% |
| Santurtzi | 6.9% |
| Barakaldo | 6.6% |
| Errenteria | 6.6% |
| Basauri | 6.4% |
| Eibar | 5.9% |
| Donostia/San Sebastián | 5.8% |
| Portugalete | 5.6% |
| Bilbao | 5.5% |
| Getxo | 4.8% |
| Durango | 4.7% |
| Vitoria-Gasteiz | 4.1% |
| Galdakao | 3.9% |
| Leioa | 3.0% |
The 2021 census counted a dwelling as vacant when it used almost no electricity through the year and nobody was registered in it, from administrative records rather than a visit. Second homes are counted apart and are not included. Municipalities under 1,000 inhabitants are published only as their province's total.
Other reports for País Vasco
Figures for Spain: País Vasco has no reliable figures of its own.
At the average appraised value, a 90 m² home costs €279,207. With 10% down and a 30-year mortgage, the payment is €1,065 a month. Spain sets no cap on the payment; lenders must assess each borrower's solvency.
- Payment, two incomes
- 32%
- Payment, one income
- 64%
29.1% fewer homes were licensed for construction in the last 12 months than in an average year of the past decade.
- Licensed, 12 months
- 3,963
- Per 1,000 residents
- 1.8
Buyers living abroad bought 0.7% of the homes sold here in the four quarters to Q2 2026.
- Bought by buyers abroad, 12 months
- 0.7%
Appraised values have fallen by 3% or more 2 times since 1995. The deepest began in Q1 2008.
- Deepest fall
- −22.9%
- Recovery from the low
- 90 months
In 2024 the population grew by 14,743 while 4,293 homes were finished: 3.4 new residents for every new home.
- New residents per new home, 2024
- 3.4
- Population change, 2024
- +14,743
In 2025, 15% of the homes authorised were in existing buildings: conversions, extensions and changes of use.
- Homes in existing buildings, 2025
- 15%
Public bodies signed €148.6M of housing works here in 2025, and €259.5M since 2017.
- Signed in 2025
- €148.6M
- Per resident, 2025
- €66