Market Insights · October 2026
Foreign Buyers Set a New Record in Spain in 2026 — Even as the Market Slows
Overall home sales dipped in the first half of 2026. Foreign purchases did the opposite — hitting their highest quarterly share on record. Here is where they are buying, who is buying and what it means for you.
Villas with private pools remain a core target for international buyers.
October 14, 2026 · 7 min read · By Tharros Brokers
The Spain property market cooled slightly in the first half of 2026, with 346,030 homes sold — down 1.9% year on year. Foreign buyers moved the other way. According to data from Spain’s Property Registrars, foreigners bought close to 51,630 homes between January and June, and in the second quarter they accounted for 15.98% of all purchases — a record.
Spain Property Market: The First Half of 2026 in Numbers
2025 was the busiest year for Spanish home sales since 2007, with more than 705,000 transactions. 2026 started almost as strong, then eased in the second quarter. Foreign demand kept rising throughout.
Source: Spanish Property Registrars (Colegio de Registradores), H1 2026.
Why this matters
When total sales fall but foreign purchases rise, international buyers are taking a bigger slice of a tighter market. In the most popular areas, that means more competition for the same homes — and less room to negotiate if you are not ready to move.
Spain Property Market: Where Foreigners Are Buying
The Mediterranean coast and the islands dominate. The Valencian Community stands out: it is second only to the Balearics by share, and first by volume by a wide margin.
Source: Spanish Property Registrars, H1 2026.
Province by province
- Alicante: 45.5% of all purchases were by foreigners — more than 11,340 homes. The highest share in Spain.
- Málaga: 35.7%, 6,463 homes.
- Girona: 25.1%, almost 1,880 homes.
- Las Palmas: 23.2%, around 1,530 homes.
- Barcelona: over 5,640 homes, 15.1% of the province’s sales.
- Almería, Tarragona and Castellón: over 1,000 foreign purchases each, with shares of 15–20%.
Who Is Buying: Nationalities in 2026
Source: Spanish Property Registrars, H1 2026.
By region of origin, EU buyers made almost 58% of foreign purchases (nearly 29,860 homes). The rest of Europe, led by the UK, accounted for 16.8%; Africa 9%; Asia around 6.6%; South America around 6%; and North America 2.7% (about 1,400 homes).
What different buyers pay per m²
Source: Spanish Property Registrars.
North American buyers pay the highest prices per square metre — roughly 37% more than EU buyers — largely because they concentrate on prime coastal and city locations.
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Spain Property Market: What It Means for Your Mortgage
Using the Q2 2026 average price paid by EU buyers (€3,149/m²), here is what a 90 m² home looks like with a Spanish mortgage:
Illustrative only. Purchase taxes, notary, registry and other costs are paid on top and vary by region. Final LTV depends on the bank valuation and your profile.
⚠ In high-demand areas, speed matters
Where foreigners make up 30–45% of buyers — Alicante, the Balearics, the Valencian Community — well-priced homes do not stay listed long. A buyer who still needs to arrange finance is at a disadvantage against one who already has a pre-approval in hand.
How to Buy Well in a Competitive Market
Get pre-approved before you view
Know exactly what Spanish banks will lend you. With Tharros it is free and usually back within 24 hours.
Compare prices per m², not asking prices
Check what similar homes in the same area actually sold for. A higher figure needs a reason — views, terrace, renovation.
Prepare your deposit and costs early
At 70% LTV you need 30% plus taxes and fees in cash. Have the funds ready, and in euros, before you make an offer.
Line up your NIE and a Spanish bank account
Both are needed to sign. Arranging them early avoids delays once your offer is accepted.
The data in this article comes from Spain’s Association of Property Registrars, which publishes official registry statistics at registradores.org.
Pro Tips for Foreign Buyers
- Look one town inland. Shares of 45% foreign buyers on the coast push prices up; a few kilometres inland often costs far less per m².
- Watch the exchange rate. If you earn in pounds, dollars or other currencies, currency moves can change your deposit by thousands.
- Don’t rely on your home bank. Most foreign banks will not lend against Spanish property. Spanish lenders will.
- Plan for ownership taxes. Non-residents pay annual tax on a Spanish home even if it is not rented out.
Frequently Asked Questions
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