Donostia/San Sebastián · report
Affordability in Donostia/San Sebastián
At the average appraised value, a 90 m² home costs €468,747. With 10% down and a 30-year mortgage, the payment is €1,788 a month. Spain sets no cap on the payment; lenders must assess each borrower's solvency.
- Payment, two incomes
- 37%
- Payment, one income
- 74%
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Starting from the average appraised value of €5,208/m² in Donostia/San Sebastián, a median income of €29,050 a year per consumption unit (2024, Donostia/San Sebastián) and a mortgage rate of 3.0% (August 2026).
The payment takes 37% of income. Spain sets no limit on it.
- Home price
- €468,747
- Monthly payment
- €1,779
- Share of net income
- 37%
The mortgage payment as a share of income, year by year
A 90 m² home with 10% down over 30 years, at each year's average price and rate, against one and against two of that year's median incomes.
- Two median incomes
- One median income
Show the numbers
| Period | Two median incomes | One median income |
|---|---|---|
| 2024 | 32.5% | 65.1% |
| 2023 | 34.7% | 69.4% |
| 2022 | 29.6% | 59.1% |
| 2021 | 28.5% | 56.9% |
| 2020 | 28.2% | 56.5% |
| 2019 | 29.1% | 58.3% |
| 2018 | 28.2% | 56.5% |
| 2017 | 27.8% | 55.6% |
| 2016 | 25.8% | 51.6% |
Spain against the EU
Share of people spending over 40% of their disposable income on housing, then the rest of Eurostat's survey of living conditions. These are national figures, shown here as context.
- Spain
- EU
Show the numbers
| Year | Spain | EU |
|---|---|---|
| 2025 | 7.2% | 7.7% |
| 2024 | 7.8% | 8.2% |
| 2023 | 8.2% | 8.8% |
| 2022 | 9.2% | 8.7% |
| 2021 | 9.9% | 8.7% |
| 2020 | 8.2% | 7.8% |
| 2019 | 8.5% | 9.4% |
| 2018 | 8.9% | 9.6% |
| 2017 | 9.8% | 10.1% |
| 2016 | 10.2% | 10.9% |
| 2015 | 10.3% | 11.2% |
| 2014 | 10.9% | 11.5% |
| 2013 | 10.3% | 11.6% |
| 2012 | 10.7% | 11.5% |
| 2011 | 10.0% | 10.6% |
| 2010 | 9.7% | 10.0% |
| Share of people who | Spain | EU |
|---|---|---|
| Spend over 40% of income on housing | 6.3% | 7.7% |
| … nationals (adults) | 4.4% | 7.1% |
| … citizens of another EU country (adults) | 17.1% | 15.2% |
| … non-EU citizens (adults) | 38.0% | 18.1% |
| Live in an overcrowded home | 12.7% | 16.8% |
| Own their home outright | 39.7% | 43.7% |
| Own with a mortgage | 31.5% | 24.8% |
| Rent at market price | 16.3% | 20.8% |
| Rent at a reduced price or free | 12.5% | 10.7% |
Income is INE's median income per consumption unit, from tax records: a household's net income divided by its consumption units, so one income is a single adult's. Spain sets no limit on the payment as a share of income: the Banco de España has the power to set one and has not used it, and the law requires lenders to assess solvency instead.
Other reports for Donostia/San Sebastián
Figures for Gipuzkoa province: Donostia/San Sebastián has no reliable figures of its own.
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
Figures for Gipuzkoa province: Donostia/San Sebastián has no reliable figures of its own.
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 2005. The deepest began in Q1 2007.
- Deepest fall
- −31.0%
- Recovery from the low
- 84 months
5.8% of the 94,733 homes counted in the 2021 census stood empty, whether for sale, to let or for other reasons.
- Empty, 2021 census
- 5.8%
- Empty homes
- 5,522