Gipuzkoa province · report
People and new homes in Gipuzkoa province
In 2024 the population grew by 3,575 while 1,579 homes were finished: 2.3 new residents for every new home.
- New residents per new home, 2024
- 2.3
- Population change, 2024
- +3,575
Population change and homes finished in Gipuzkoa province
The population's yearly change, net migration plus births minus deaths, against homes certified complete. INE and MIVAU.
Population change
Show the numbers
| Year | Population change |
|---|---|
| 2024 | 3,575 |
| 2023 | 3,021 |
| 2022 | 3,472 |
| 2021 | -2,187 |
Homes finished
Show the numbers
| Year | Homes finished |
|---|---|
| 2024 | 1,579 |
| 2023 | 1,721 |
| 2022 | 1,909 |
| 2021 | 1,573 |
Year by year
| Year | Net migration | Births minus deaths | Population change | Homes finished |
|---|---|---|---|---|
| 2021 | +499 | −2,686 | −2,187 | 1,573 |
| 2022 | +6,832 | −3,360 | +3,472 | 1,909 |
| 2023 | +5,972 | −2,951 | +3,021 | 1,721 |
| 2024 | +6,472 | −2,897 | +3,575 | 1,579 |
Births and deaths are INE's, by place of residence; net migration counts moves to and from abroad and the rest of Spain, and INE publishes it from 2021. Homes finished are completion certificates. A home houses a household, not a person: two or three new residents per new home is roughly one home per new household.
Other reports for Gipuzkoa province
At the average appraised value, a 90 m² home costs €316,314. With 10% down and a 30-year mortgage, the payment is €1,206 a month. Spain sets no cap on the payment; lenders must assess each borrower's solvency.
- Payment, two incomes
- 27%
- Payment, one income
- 54%
21.4% fewer homes were licensed for construction in the last 12 months than in an average year of the past decade.
- Licensed, 12 months
- 1,321
- Per 1,000 residents
- 1.8
Buyers living abroad bought 1.2% of the homes sold here in the four quarters to Q2 2026.
- Bought by buyers abroad, 12 months
- 1.2%
Appraised values have fallen by 3% or more 3 times since 1995. The deepest began in Q3 2008.
- Deepest fall
- −16.7%
- Recovery from the low
- 108 months
7.1% of the 350,286 homes counted in the 2021 census stood empty, whether for sale, to let or for other reasons.
- Empty, 2021 census
- 7.1%
- Empty homes
- 24,710
Public bodies signed €16.6M of housing works here in 2025, and €76.2M since 2017.
- Signed in 2025
- €16.6M
- Per resident, 2025
- €23