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Gipuzkoa province · report

New homes in Gipuzkoa province

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
Per 1,000 residents
1.8

Homes licensed for construction in Gipuzkoa province

Dwellings in new buildings approved over the previous 12 months, at each month.

  • Gipuzkoa province
  • Ten-year average
Show the numbers
PeriodGipuzkoa province
May 20261,321
Apr 20261,310
Mar 20261,294
Feb 20261,156
Jan 20261,134
Dec 20251,114
Nov 20251,132
Oct 20251,365
Sep 20251,432
Aug 20251,462
Jul 20251,454
Jun 20251,386
May 20251,377
Apr 20251,470
Mar 20251,612
Feb 20251,462
Jan 20251,652
Dec 20241,719
Nov 20241,606
Oct 20241,541
Sep 20241,649
Aug 20241,720
Jul 20241,776
Jun 20241,981
May 20241,998
Apr 20242,055
Mar 20241,988
Feb 20242,132
Jan 20242,033
Dec 20232,241
Nov 20232,172
Oct 20232,054
Sep 20231,738
Aug 20231,728
Jul 20231,681
Jun 20231,555
May 20231,709
Apr 20231,519
Mar 20231,583
Feb 20231,534
Jan 20231,509
Dec 20221,303
Nov 20221,343
Oct 20221,327
Sep 20221,398
Aug 20221,304
Jul 20221,329
Jun 20221,202
May 20221,163
Apr 20221,265
Mar 20221,511
Feb 20221,614
Jan 20221,633
Dec 20211,623
Nov 20211,648
Oct 20211,743
Sep 20211,650
Aug 20211,680
Jul 20211,688
Jun 20211,768
May 20212,009
Apr 20212,267
Mar 20211,904
Feb 20211,711
Jan 20211,715
Dec 20201,759
Nov 20201,727
Oct 20201,596
Sep 20201,552
Aug 20201,524
Jul 20201,516
Jun 20201,656
May 20201,439
Apr 20201,179
Mar 20201,348
Feb 20201,411
Jan 20201,358
Dec 20191,247
Nov 20191,196
Oct 20191,511
Sep 20191,715
Aug 20191,847
Jul 20192,083
Jun 20191,888
May 20191,919
Apr 20191,878
Mar 20191,869
Feb 20192,105
Jan 20192,221
Dec 20182,279
Nov 20182,298
Oct 20181,947
Sep 20181,984
Aug 20181,868
Jul 20181,777
Jun 20182,185
May 20182,028
Apr 20182,215
Mar 20182,133
Feb 20181,849
Jan 20181,873
Dec 20172,003
Nov 20172,096
Oct 20172,193
Sep 20172,020
Aug 20172,122
Jul 20171,996
Jun 20171,576
May 20171,584
Apr 20171,362
Mar 20171,296
Feb 20171,466
Jan 20171,404
Dec 20161,283
Nov 20161,589
Oct 20161,712
Sep 20161,899
Aug 20161,884
Jul 20161,928
Jun 20162,066
May 20162,225
Apr 20162,308
Mar 20162,488
Feb 20162,458
Jan 20162,357
Dec 20152,471
Nov 20152,049
Oct 20151,859
Sep 20151,609
Aug 20151,520
Jul 20151,435
Jun 20151,493
May 20151,288
Apr 20151,366
Mar 20151,198
Feb 20151,205
Jan 20151,355
Dec 20141,174
Nov 20141,250
Oct 20141,364
Sep 20141,404
Aug 20141,331
Jul 20141,399
Jun 20141,200
May 20141,361
Apr 20141,271
Mar 20141,368
Feb 20141,261
Jan 20141,143
Dec 20131,409
Nov 20131,375
Oct 20131,354
Sep 20131,445
Aug 20131,437
Jul 20131,425
Jun 20131,428
May 20131,391
Apr 20131,302
Mar 20131,321
Feb 20131,316
Jan 20131,371
Dec 20121,294
Nov 20121,332
Oct 20121,360
Sep 20121,336
Aug 20121,554
Jul 20121,587
Jun 20121,679
May 20121,759
Apr 20121,905
Mar 20121,883
Feb 20122,156
Jan 20122,238
Dec 20112,389
Nov 20112,407
Oct 20112,611
Sep 20112,682
Aug 20112,842
Jul 20113,040
Jun 20112,925
May 20112,824
Apr 20112,981
Mar 20112,996
Feb 20112,729
Jan 20112,847
Dec 20102,670
Nov 20102,688
Oct 20102,509
Sep 20102,523
Aug 20102,569
Jul 20102,337
Jun 20102,522
May 20102,730
Apr 20102,518
Mar 20102,570
Feb 20102,735
Jan 20102,647
Dec 20092,559
Nov 20092,573
Oct 20092,419
Sep 20092,346
Aug 20092,177
Jul 20092,310
Jun 20092,645
May 20092,596
Apr 20092,558
Mar 20092,539
Feb 20092,682
Jan 20092,596
Dec 20082,747
Nov 20082,880
Oct 20083,274
Sep 20083,618
Aug 20083,720
Jul 20083,617
Jun 20083,496
May 20083,870
Apr 20084,248
Mar 20084,194
Feb 20084,153
Jan 20084,390
Dec 20074,463
Nov 20074,660
Oct 20074,804
Sep 20074,876
Aug 20075,157
Jul 20075,252
Jun 20075,121
May 20074,821
Apr 20074,901
Mar 20075,174
Feb 20075,253
Jan 20075,204
Dec 20065,396
Nov 20065,530
Oct 20065,392
Sep 20065,160
Aug 20064,825
Jul 20064,967
Jun 20065,033
May 20065,473
Apr 20065,406
Mar 20065,397
Feb 20065,496
Jan 20065,250
Dec 20054,923
Nov 20054,665
Oct 20054,693
Sep 20054,945
Aug 20055,310
Jul 20055,345
Jun 20055,386
May 20054,849
Apr 20054,879
Mar 20054,921
Feb 20054,817
Jan 20055,369
Dec 20045,308
Nov 20045,096
Oct 20045,171
Sep 20044,839
Aug 20044,631
Jul 20044,379
Jun 20044,331
May 20044,817
Apr 20044,919
Mar 20044,701
Feb 20044,809
Jan 20044,580
Dec 20034,724
Nov 20035,100
Oct 20034,963
Sep 20034,969
Aug 20034,679
Jul 20034,886
Jun 20035,050
May 20034,601
Apr 20034,572
Mar 20034,773
Feb 20034,818
Jan 20034,603
Dec 20024,512
Nov 20024,303
Oct 20024,305
Sep 20024,685
Aug 20024,814
Jul 20024,814
Jun 20024,851
May 20025,011
Apr 20024,969
Mar 20024,760
Feb 20024,876
Jan 20024,951
Dec 20015,048
Nov 20014,992
Oct 20015,247
Sep 20014,934
Aug 20015,398
Jul 20015,313
Jun 20015,069
May 20015,170
Apr 20015,278
Mar 20015,529
Feb 20015,779
Jan 20015,656
Dec 20005,679
Nov 20005,638
Oct 20005,504
Sep 20005,631
Aug 20005,587
Jul 20005,536
Jun 20005,476
May 20005,346
Apr 20005,205
Mar 20005,347
Feb 20004,737
Jan 20004,862
Dec 19994,965
Nov 19995,070
Oct 19995,240
Sep 19995,137
Aug 19994,596
Jul 19994,947
Jun 19995,107
May 19995,047
Apr 19995,025
Mar 19994,662
Feb 19994,779
Jan 19995,011
Dec 19984,730
Nov 19984,709
Oct 19984,323
Sep 19984,291
Aug 19984,389
Jul 19983,967
Jun 19983,791
May 19983,830
Apr 19983,499
Mar 19984,040
Feb 19983,622
Jan 19983,485
Dec 19973,482
Nov 19973,868
Oct 19973,865
Sep 19973,984
Aug 19973,852
Jul 19974,736
Jun 19974,828
May 19975,082
Apr 19975,110
Mar 19974,408
Feb 19974,754
Jan 19974,720
Dec 19964,828
Nov 19964,411
Oct 19964,245
Sep 19964,212
Aug 19964,342
Jul 19963,469
Jun 19963,415
May 19963,258
Apr 19963,225
Mar 19963,590
Feb 19963,877
Jan 19964,128
Dec 19954,016
Nov 19953,916
Oct 19953,882
Sep 19953,685
Aug 19953,727
Jul 19953,941
Jun 19953,976
May 19954,037
Apr 19954,304
Mar 19953,969
Feb 19953,681
Jan 19953,576
Dec 19943,601
Nov 19943,808
Oct 19943,925
Sep 19944,030
Aug 19944,103
Jul 19943,984
Jun 19944,062
May 19943,695
Apr 19943,639
Mar 19943,659
Feb 19943,489
Jan 19943,074
Dec 19932,985
Nov 19933,502
Oct 19933,669
Sep 19933,639
Aug 19933,581
Jul 19933,521
Jun 19933,567
May 19933,557
Apr 19933,529
Mar 19934,054
Feb 19934,174
Jan 19934,538
Dec 19924,549
Nov 19924,230
Oct 19923,960

Homes finished and licensed each year in Gipuzkoa province

Homes certified complete (columns) against homes in approved works plans (line), each year since 1992. MIVAU.

  • Homes finished
  • Homes licensed
Show the numbers
YearHomes finishedHomes licensed
20251,6291,114
20241,5791,719
20231,7212,241
20221,9091,303
20211,5731,623
20201,5761,759
20191,6371,247
20181,6702,279
20171,4962,003
20167871,283
20151,6982,471
20141,3261,174
20131,5381,409
20122,5061,294
20114,1872,389
20102,9562,670
20093,1012,559
20085,3602,747
20074,9624,463
20064,8525,396
20053,9054,923
20043,7635,308
20034,8924,724
20025,8934,512
20015,6995,048
20007,4535,679
19992,9234,965
19983,7904,730
19974,3983,482
19963,7574,828
19954,0874,016
19944,2263,601
19934,0742,985
19922,9414,549
Homes finished per 1,000 residents, 2025
2.2

A licence is permission to build, not a finished home: most are completed one to three years later, and some never are. A visado is the architects' association's approval of a works plan, which comes before the municipal licence; not every approved home is built. Ceuta and Melilla publish none.

Other reports for Gipuzkoa province

Affordability

At the average appraised value, a 90 m² home costs €316,314. With 10% down and a 30-year mortgage, the payment is €1,206 a month. Spain sets no cap on the payment; lenders must assess each borrower's solvency.

Payment, two incomes
27%
Payment, one income
54%

Foreign buyers

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%

Past cycles

Appraised values have fallen by 3% or more 3 times since 1995. The deepest began in Q3 2008.

Deepest fall
−16.7%
Recovery from the low
108 months

People and new homes

In 2024 the population grew by 3,575 while 1,579 homes were finished: 2.3 new residents for every new home.

New residents per new home, 2024
2.3
Population change, 2024
+3,575

Empty homes

7.1% of the 350,286 homes counted in the 2021 census stood empty, whether for sale, to let or for other reasons.

Empty, 2021 census
7.1%
Empty homes
24,710

Public housing works

Public bodies signed €16.6M of housing works here in 2025, and €76.2M since 2017.

Signed in 2025
€16.6M
Per resident, 2025
€23