Gipuzkoa province · report
Empty homes in Gipuzkoa province
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
Against the wider area
Share of homes standing empty in the 2021 census.
| Area | Empty |
|---|---|
| Gipuzkoa province | 7.1% |
| País Vasco | 6.5% |
| Spain | 14.4% |
Where homes stand empty in Gipuzkoa province
Share of homes standing empty at the 2021 census, emptiest first.
| Area | Empty |
|---|---|
| Irun | 8.0% |
| Errenteria | 6.6% |
| Eibar | 5.9% |
| Donostia/San Sebastián | 5.8% |
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 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
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
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