House prices in Spain: what buyers actually paid, not what the portal asks
Budget from the portals and you are budgeting from the seller's hope. The bank works from what was written into the deed — and in the first quarter of 2026 those two figures were about 29 per cent apart.
In short
Where are the real prices?
At the Portal Estadístico del Notariado (penotariado.com), which publishes the prices recorded in the deeds — free, no registration, updated monthly, down to postcode level.
How wide is the gap?
In Q1 2026 the prices paid were 29 % below asking prices — the widest since 2007. That is a national average, not a figure for your street.
Why it decides your mortgage
The bank's valuer works from completed transactions, not from listings. A budget built on asking prices plans around the tasación, not towards it.
How do I find out what buyers really pay for a property in Spain?
From the Spanish notaries' statistical portal, penotariado.com. Every purchase in Spain is recorded by a notary, and since October 2025 the Consejo General del Notariado has published those deeds in anonymised form: price per square metre, average floor area, average amount paid and the number of transactions — down to municipality and postcode level, free, without registration, refreshed every month. That is a different figure from a portal price. The portal price is what the seller asks; the notarial price is what the negotiation produced. In the first quarter of 2026 the prices actually paid ran 29 per cent below asking prices, the widest gap since 2007. For a mortgage it is the second figure that counts: the firm producing the bank's tasación works from completed sales, not from live listings. Budget from portal prices and you are planning around the valuation, usually noticing only once the private contract is signed. Look up your own postcode before you commit.
The Spanish notaries' statistical portal
Every property purchase in Spain is recorded by a notary. Those deeds are filed in the Índice Único Informatizado Notarial, the central register of notarial acts. Since 23 October 2025 the Consejo General del Notariado has published the figures, anonymised, in the Portal Estadístico del Notariado at penotariado.com.
It is free and needs no account. For each zone you choose it reports four figures:
- price per square metre across the recorded sales
- average floor area
- average amount paid
- number of transactions in the zone
You can query it nationally, by autonomous region, by province, by municipality, by postcode, and over areas you draw yourself. Each query covers the last twelve months and is refreshed monthly; the series run back to 2007.
The notaries are not the only official body that publishes a price — there are five, and they measure different things. What each figure means is set out under where the house prices in Spain come from.
We deliberately quote no prices here. They age every month, and the portal gives them for your postcode more precisely than any copied table could.
Why asking prices and sale prices diverge
An asking price is a demand. A notarial price is an outcome. Between them sits the discount buyers negotiate — and it is currently unusually large: in the first quarter of 2026 the prices actually paid were 29 per cent below asking prices, the widest gap since 2007 (Spain Housing Observatory, comparing the Idealista and notarial series; reported 7 September 2026).
Two things follow, and they pull in opposite directions:
- Room to negotiate. On average, the listed price is not the price things sell at. Knowing the figure for your municipality turns a feeling into an argument.
- Valuation risk. Pay the asking price and you may be paying above what the valuer has seen in the same zone. The bank then lends less, and the difference comes out of your own funds.
The average is for Spain as a whole. In the areas foreign buyers favour — the Balearics, the Costa del Sol, the Costa Blanca — it can be narrower, because more property there does sell at asking. Which is exactly why the query for your own municipality is the only figure that holds.
How the price gap reaches your mortgage
A Spanish bank lends a percentage of the lower of purchase price and tasación. The tasación itself is built from comparables — completed sales nearby, not listings. So the two figures are linked: the further your price sits above what is being recorded in the zone, the likelier the valuation lands below it.
That gap is the most common reason a purchase collapses shortly before the notary appointment. How it works out in numbers, and what can be done about it, is on the page about the tasación and the lending value. What falls due on top of the price is set out under purchase costs in Spain.
Property prices Spain by region — and what the bank treats differently in each
The price level is one half; the bank's valuation practice is the other. Both vary sharply by location. Our regional pages set out what is financeable where; the prices themselves you pull from the notarial portal for the actual postcode.
Property prices Costa Blanca
The stretch with the largest northern-European demand — and wide differences between the coastal towns and the inland. Financing on the Costa Blanca, plus Dénia, Moraira and Torrevieja.
Property prices Mallorca and the Balearics
In the Balearics asking and paid prices often sit closer together than the national average. Financing on Mallorca, Ibiza, Menorca.
Property prices in the Canary Islands
Here the municipality matters more than the island. Tenerife, Gran Canaria, Lanzarote, Fuerteventura — or the overview, Canary Islands.
How to look up house prices Spain-wide, and for your own postcode
- Choose a zone, not a country. Municipality or postcode, not "Spain" — the national average says nothing about your street.
- Read the transaction count. A square-metre price drawn from a handful of deeds swings hard. If the count is small, widen to the next zone up.
- Check the floor area. The average amount depends on the zone's average size. A property well above or below that sits off the figure accordingly.
- Look it up before the private contract, not after. Once the contrato de arras is signed, the number is an insight, no longer an argument.
Related pages
Tasación and lending value
Why the bank finances the lower of the two figures — and what the gap costs.
Frequently asked questions
Where can I find the prices actually paid for property in Spain?
How far apart are asking prices and sale prices?
How granular is the data?
Why does the bank ignore the asking price?
How current is the notarial data?
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