Prices of secondary market apartments are hitting record highs. What does that mean for buyers in Andalusia and the province of Málaga?
Spanish secondary market has accelerated. According to the latest Idealista price index, in October 2025 prices of secondary market apartments rose by 15.7% year-on-year and reached an average of 2,555 €/m². This is the second month in a row above 2,500 €/m² and the highest level since statistics began. In the short term, the dynamics are also high: +3.4% in the last three months and +1.5% month-over-month. In the article we summarize the full market picture, and then focus on Andalusia and the province of Malaga, among this year’s growth leaders.
What will you find in the article?
- Spain: record prices on the secondary market
- Autonomous communities: where did it rise the most?
- Provinces: Malaga’s strong position
- Provincial capitals: broad rises, with the exception of Girona
- Spotlight: Andalusia
- Province of Malaga: rapid growth and high price levels
- Conclusions for buyers and investors
Spain: record prices on the secondary market
Average asking price: 2,555 €/m² (October 2025). Dynamics: +15.7% YoY, +3.4% QoQ, +1.5% MoM. This is the highest level in the history of the Idealista index. Increases cover almost the entire country. All autonomous communities recorded prices of secondary market apartments higher than a year earlier, though the magnitude of changes varies.
Autonomous communities: where did it rise the most?
Year-on-year growth leaders are:
- Comunidad de Madrid: +20,8%
- Andalucía: +20,6%
- Región de Murcia: +19,9%
- Cantabria: +19,1%
- Comunitat Valenciana: +17,1%
Growths below the national average included:
- Asturias: +15,1%
- Canarias: +12,2%
- Euskadi (Basque Country): +11,3%
- Cataluña and Baleares: +9,7% each
Smallest increases were recorded in:
- Navarra and Extremadura (at +2,5%), Galicia (+4,6%)
Most expensive markets (€/m²):
- Balearic Islands: 5.115
- Comunidad de Madrid: 4.395
- Euskadi: 3.356
- Canarias: 3.106
- Andalucía: 2.721
- Cataluña: 2.680
Cheapest markets (€/m²):
- Extremadura: 1.001
- Castilla-La Mancha: 1.003
- Castilla y León: 1.259
Provinces: Malaga’s strong position
In terms of provinces, 47 of them are more expensive than a year earlier.
The biggest YoY increases were:
- Valencia: +21,7%
- Comunidad de Madrid: +20,8%
- Región de Murcia: +19,9%
- Cantabria: +19,1%
- Málaga: +17,1%
- Barcelona: +10% (for comparison)
Most expensive provinces (€/m²):
- Balearic Islands: 5.115
- Comunidad de Madrid: 4.395
- Guipúzcoa: 4.111
- Málaga: 4.023
- Santa Cruz de Tenerife: 3.295
- Vizcaya: 3.212
- Barcelona: 3.024
Cheapest provinces:
- Ciudad Real: 749 €/m²
- Jaén: 827 €/m²
- Cuenca: 851 €/m²
Conclusion: Malaga is today among the leading expensive provinces in Spain. Prices of second-hand apartments exceed 4,000 €/m²,
Provincial capitals: broad rises, with the exception of Girona
In 51 capitals, prices rose YoY; the exception is Girona (-2,9%).
The highest increases were:
- León: +19,9%
- Madrid: +18,1%
- Guadalajara: +17,5%
- Oviedo: +17,3%
- Palencia and Santander: +17% each
Smallest increases:
- Ceuta: +1,7%
- Huesca: +2,7%
- Cádiz: +2,8%
- Badajoz and Las Palmas de Gran Canaria: +3,9% each
Price levels in October 2025:
- Madrid: 5.705 €/m²
- Barcelona: 5.042 €/m²
- Most expensive provincial capital in Spain: San Sebastián – 6.337 €/m²
- Cheapest capitals: Zamora (1.272 €/m²), Jaén (1.321 €/m²), Lleida (1.427 €/m²)
Spotlight: Andalusia
Andalusia is one of the leaders of this year’s increases in second-hand apartment prices. YoY dynamics: +20.6% (second best among communities, just behind Madrid). Price level: 2,721 €/m² (average for the community), which places the region above the national average of 2,555 €/m².
What lies behind Andalusia’s result?
Strong domestic and international demand (lifestyle, climate, infrastructure, remote work). Dynamic short- and mid-term rental market, especially on the coast. Limited supply of attractive “prime” and “near-prime” locations. Diversification of segments: from vacation homes to premium properties.
For buyers this means shorter “decision windows,” more frequent price bidding and greater emphasis on thorough process preparation (financing, due diligence, rapid negotiations).
Province of Malaga: rapid growth and high price levels
Malaga stands out in two dimensions:
- Strong YoY dynamics: +17,1% – one of the highest in the country.
- High absolute prices: 4.023 €/m² (secondary market), which places the province among the most expensive in Spain – alongside Balearic Islands, Madrid, and Guipúzcoa.
Implications for buyers:
- Budgets must account not only for the purchase price, but also for faster rent indexation and operating costs in prime locations.
- Attractive peripheries and second line from the sea are becoming a natural price alternative, still with good access to infrastructure (AP‑7, Malaga airport, suburban rail).
- In the premium segment (Marbella, Benahavís, Nueva Andalucía) price pressure is particularly evident – in both ready-made products and newer developments.
What does this mean for buying strategy in Andalusia and Malaga?
- Financial preparation: checking capacity, quick proof of funds, readiness to put down a deposit – these are today competitive advantages.
- Location flexibility: consider 2nd–3rd line from the sea or neighboring micro-markets (Mijas, Benalmádena, Estepona relative to the “core” Marbella), where price-to-quality ratio is often more favorable.
- Due diligence: on fast markets there is a higher risk of omissions. Nota simple, encumbrances, parameter compliance, status of the community (comunidad), fixed costs – these are mandatory checklist items.
- ROI and rental: high entry price requires recalculations of seasonality and rates. In tourist spots along the Costa del Sol, rental turnover is attractive, but rules (licenses, zones) vary locally.
Conclusions for buyers and investors
The second-hand market in Spain is in a phase of clear price growth, especially in Madrid and Andalusia. Malaga ranks among the top in terms of the most expensive and fastest-growing markets – this is a signal of both attractiveness and the need for precise budget and location planning. If lifestyle + year-round infrastructure is key, the Costa del Sol remains one of the best answers – with the awareness that “opportunity windows” are shorter than a few years ago. For rental investors: profitability calculations must take into account current purchase prices, operating costs and rental legal frameworks in the given municipality.
Are you planning to buy in Andalusia or the Malaga province and want to compare specific micro-locations: Marbella, Estepona, Benalmádena, Mijas, Fuengirola? Let us know, we will prepare for you a list of 5 – 7 properties matched to your budget and goal (lifestyle vs ROI) and guide you through the entire buying process.
[data source: Idealista]
