Spain · report
Empty homes in Spain
14.4% of the 26,623,708 homes counted in the 2021 census stood empty, whether for sale, to let or for other reasons.
- Empty, 2021 census
- 14.4%
- Empty homes
- 3,828,307
Where homes stand empty in Spain
Share of homes standing empty at the 2021 census, emptiest first.
| Area | Empty |
|---|---|
| Ourense | 43.7% |
| Lugo | 37.4% |
| Ciudad Real | 29.1% |
| Segovia | 27.1% |
| Teruel | 26.3% |
| Zamora | 26.0% |
| Soria | 25.0% |
| León | 24.9% |
| Cuenca | 24.8% |
| A Coruña | 23.8% |
| Pontevedra | 23.3% |
| Guadalajara | 22.6% |
| Ávila | 21.6% |
| Santa Cruz de Tenerife | 20.7% |
| Cáceres | 20.4% |
| Toledo | 20.2% |
| Las Palmas | 18.2% |
| Castellón/Castelló | 17.4% |
| Burgos | 17.4% |
| Huesca | 17.0% |
| Almería | 16.9% |
| Jaén | 16.7% |
| Salamanca | 16.5% |
| Albacete | 16.5% |
| Illes Balears | 16.2% |
| Tarragona | 15.9% |
| Lleida | 15.8% |
| Granada | 15.8% |
| Badajoz | 15.5% |
| Alicante/Alacant | 15.5% |
| Málaga | 15.3% |
| Palencia | 15.3% |
| Girona | 15.0% |
| Asturias | 14.9% |
| Ceuta | 14.4% |
| Huelva | 13.2% |
| Cantabria | 12.9% |
| Córdoba | 12.8% |
| Zaragoza | 12.3% |
| Murcia | 12.2% |
| La Rioja | 12.0% |
| Valencia/València | 11.6% |
| Cádiz | 10.8% |
| Sevilla | 10.7% |
| Melilla | 10.0% |
| Navarra | 9.9% |
| Valladolid | 9.0% |
| Barcelona | 8.2% |
| Gipuzkoa | 7.1% |
| Araba/Álava | 6.5% |
| Madrid | 6.3% |
| Bizkaia | 6.1% |
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 Spain
Asking prices have an 80% chance of landing between €3,001/m² and €3,338/m² by September 2027.
- Expected, September 2027
- €3,170/m²
- Chance of a rise
- 97%
At the average appraised value, a 90 m² home costs €211,950. With 10% down and a 30-year mortgage, the payment is €808 a month. Spain sets no cap on the payment; lenders must assess each borrower's solvency.
- Payment, two incomes
- 24%
- Payment, one income
- 49%
In Q2 2026, sellers asked 22.2% more than appraisers valued homes at. A year ago the gap was +14.3%.
- Gap today
- +22.2%
- Change in a year
- +7.9 pp
42.5% more homes were licensed for construction in the last 12 months than in an average year of the past decade.
- Licensed, 12 months
- 146,376
- Per 1,000 residents
- 3.0
Buyers living abroad bought 7.0% of the homes sold here in the four quarters to Q2 2026.
- Bought by buyers abroad, 12 months
- 7.0%
Appraised values have fallen by 3% or more 2 times since 1995. The deepest began in Q1 2008.
- Deepest fall
- −30.7%
- Recovery from the low
- 132 months
In 2024 the population grew by 510,212 while 97,837 homes were finished: 5.2 new residents for every new home.
- New residents per new home, 2024
- 5.2
- Population change, 2024
- +510,212
In 2025, 16% of the homes authorised were in existing buildings: conversions, extensions and changes of use.
- Homes in existing buildings, 2025
- 16%
Public bodies signed €771.7M of housing works here in 2025, and €2.4B since 2017.
- Signed in 2025
- €771.7M
- Per resident, 2025
- €16