The brick thermometer in San Sebastian: who can buy here today?
Few cities in Europe combine what San Sebastián offers: sea and mountains, culture and gastronomy, tranquility and sophistication. This appeal translates into a compelling reality: It is the most expensive cityfrom Spain to buy a homefor years, even higher than Madrid and Barcelona. According to the Idealista website, the average per square meter was€5,953 in May 2025, with peaks exceeding10.000 €/m²in areas such as Miraconcha or the Old Town.
Now, talking about average prices in San Sebastian is like talking about average body temperature: useful, but misleading. A ground-floor apartment in Altza is not the same as a penthouse with a terrace in Gros.The city is small but tremendously diverse in prices, profiles and opportunities..
Tourist pressure, teleworking, foreign investment, and urban planning rigidities keep the market under high pressure. Even so,2025 shows slight signs of normalization in some peripheral neighborhoods, where new supply is increasing. Furthermore, many locals are returning to buy after years of prolonged renting, and the fall in interest rates in the eurozone is beginning to encourage domestic buyers again.
In this context, it is not enough to look at prices:Each property must be understood in its urban, legal and usage context.Does it have a tourist license? Is it newly renovated or does it need major renovations? Does it have an elevator, a terrace, a garage? What is its orientation? All of these factors influence not only the price, but also profitability, comfort, and future value.
That’s why this guide isn’t limited to listing apartments. We’ve selected 20 current properties from the San Sebastian market (all real and active by June 2025) to show not only how much it costs to buy in the city, but alsoWhy you pay what you pay and what kind of life you buy along with the keys.
The exclusive maritime showcase
Historic villa in Miraconcha – €5,000,000
A glance at Paseo de la Fe explains why San Sebastián tops the luxury rankings. Built in 1927, this French-style mansion dominates La Concha with 13 bedrooms, seven bathrooms, and a 240 m² garden. Three registered properties offer a choice: a large family residence or premium micro-apartments focused on high-end coliving. Areizaga
Contemporary villa in Igeldo – €3,850,000
If your idea of luxury is floor-to-ceiling glass and home automation, the Igeldo hillside offers 850 m² of built area, an infinity pool, and a 4,000 m² wooded plot just ten minutes from the city center. The Cantabrian Sea flows through every window. Lucas Fox
Stately apartment with garage on Zubieta Street – €2,600,000
First-floor apartment: 170 m², five bedrooms, a balcony overlooking the sea… and a parking space in the same building, almost as rare as a day without rain in November. Idealistic
These are the three peaks of the pyramid. They may seem unattainable, but they set the price for the rest: anyone selling two blocks away uses these reference figures, so knowing them is useful even for the average budget buyer.
Views: the strongest currency
Paseo de Colón Penthouse – €1,700,000
Two twin terraces (30 m² and 21 m²) overlook Zurriola and the Ulia and Urgull mountains with their railings. Inside, 140 m² are ready to be combined into a magazine-worthy open-plan space. Gros’s surfer vibe comes at a price, but having the Cantabrian Sea as your neighbor is worth every euro. Come on
Apartment with terrace in Ondarreta – €1,498,000
In the Antiguo neighborhood, 124 m² and a direct garage are worth their weight in gold, but what drives demand is the front terrace with the bay as a daily postcard. Those who buy here usually stay for decades. Seven Gates
Rural penthouse with viewing platform in Igeldo – €520,000
Two bedrooms, two bathrooms, and a large window framing the Basque Coast. Ideal for teleworking surrounded by silence and horizons, without missing the city bus ride to the city center. Idealistic
When the view shines through the window, the price per square meter loses its relevance. In San Sebastián, north-facing balconies don’t go for less than €10,000/m², and a penthouse with afternoon sun in the heart of the city books up in days. If the skyline is on your wish list, act quickly.
First keys without mortgaging life
Attic with Velux in Arrasate – €298,000
Sloped ceilings, 57 m², and the Buen Pastor church 300 m away. A new kitchen and an updated bathroom are all it takes to create a brand-new nest in the “Romantic Area.” indomia
Designer apartment in Amara – €330,000
Completely renovated, two bedrooms, and aerothermal air conditioning. Just a short walk from La Concha, with the future metro station and the Hilton creating added value around it. Idealistic
Penthouse with 22 m² terrace on Prim Street – €695,000
68 m² of interior space and a square terrace with room for barbecues, reading, and even an urban garden. Storage included; right in the city center, that extra closet is a marriage saver. Seven Gates
The bottom line: for €300-350,000, you can buy a home in San Sebastian if you accept less square footage or a pending renovation. And for €700,000, you can dream of views, a terrace, and an elevator at ground level without leaving the city center.
Investing with sense (and numbers)
Mezzanine with tourist license – €650,000
Two bedrooms, a magazine-worthy renovation, and a direct door onto San Bartolomé Street. Vacation rentals—very rare since 2018—have boosted occupancy to 85% annually, according to the agency. Idealistic
Low-cost flat in Bidevieta – €275,000
Seventy square meters, three bedrooms, and a balcony overlooking a green area. Flat-rate residential rental: €1,200 per month, stress-free, and with ongoing demand for residents, master’s students, or remote workers. photo house
New construction Jolastokieta – from €319,000
Garage, storage room, and energy efficiency. For half the price of the city center. Those who buy off-plan today could see their home value increase by 15% when the keys are handed over in 2027. Idealistic
Golden rule: without a tourist license, focus on stable rents; with one, calculate at least a 4% net. And never underestimate new construction in outlying neighborhoods: today’s prices are tomorrow’s bottom line when the express electric bus or metro connects to the Boulevard in ten minutes.
Extra meters and greenery for families
Corner villa in Aiete – €885,000
Four bedrooms, a private garden, and a double garage next to Aiete Park. The 200 m² living space provides enough space for an office, a txoko, and a games room. Idealistic
Terraced house with terrace in Altza – €445,000
Ninety-two square meters of usable space, a 25 m² open-plan attic, and a 17 m² terrace with a barbecue. Garage included: a rare find at this price. Wallapop
Apartment with all-day sun in Gros – €760,000
Three bedrooms, two bathrooms, and an 18 m² south-facing terrace. Sixth floor with elevator: surfing families, this is the perfect home for you. Seven Gates
For those who need three bedrooms and outdoor space, the key is to open the map: moving one kilometer toward Altza or Aiete reduces the ticket by €300,000 and adds square meters, parking, or a garden.
Reform to create value
Stately 175 m² in the Old Town – €580,000
Six balconies overlooking 31 de Agosto Street, 3.2 m ceilings, and double entrance doors. Separating the space into two 90 m² floors could double the final value. Idealistic
Urbieta penthouse with solarium – €650,000
Seventy square meters of interior space and a 30 m² south-facing terrace. A concrete structure, a new roof, and a myriad of design possibilities.
A good architect and a renovation budget of €1,200/m² can turn these pieces into jewels worth more than €8,000/m², saleable or rentable, with significant returns.
Emerging neighborhoods that already shine
Postcard terrace in Egia – €548,000
Duque de Mandas, 86 m², two bedrooms, two bathrooms, and a 10 m² west-facing terrace. Opposite, Tabakalera sets the cultural tone; behind, the Urumea River and a bridge that takes you to the city center in four minutes. Seven Gates
Penthouse Narrika – €325,000
Fifty square meters, two bedrooms, and an elevator to ground level in the heart of the Old Town. Renovated, furnished, and with beautiful views of Urgull, for those who enjoy pintxos and txakoli. Seven Gates
46 m² apartment in Altza – €175,000
The cheapest entry point to the San Sebastian market: two bedrooms, a balcony, and a renovated facade. There’s no elevator, true, but a renovation plan plus room-by-room rentals equals cash flow from day one. Pisos.com
Gros has exhausted its gentrification; Egia is doing so now. Altza and Jolastokieta will be the next chapter when the metro and the rapid e-bus line come into service.
Conclusion: How to get it right when looking for apartments for sale in San Sebastian 2025
Buying a home in San Sebastian-San Sebastián is, for many, a lifelong dream. But it’s not just about dreaming: it’s about making informed decisions. This beautiful city, limited in its capacity for growth,will remain expensive for many yearsAnd at the same time, it offers opportunities for those who know how to read the market beyond the headlines.
What profile are you?
- Are you a young couple looking for your first home? Look in Amara, Egia, or Altza.
- Investor looking for profitability? Invest in homes with a tourist license or pending renovation.
- A family in need of space and a garden? Look in Aiete, Loyola, or even the outskirts of Bidebieta.
- Are you looking for quality of life and can afford it? Then Miraconcha, Ondarreta, and the romantic center are still safe bets.
And for everyone:
- Don’t stay with the surfaceConsider the orientation, natural light, energy efficiency, community membership, the age of the building, and any extras (storage room, garage, elevator, etc.).
- Make sure it has a certificate of occupancyThere’s more to San Sebastian than meets the basic requirements than meets the eye.
- Don’t just look at the present: evaluate future surplus valueNeighborhoods like Altza and Egia are undergoing a transformation. Today they offer reasonable prices and tomorrow they could be on everyone’s lips.
In short,The most desirable city in northern Spain doesn’t have to be impossible.It’s about looking with expert eyes, moving with agility and, above all,Know each neighborhood, each type of housing and each opportunity wellIf you’ve read this far, you’re already better prepared than most to make the most important decision of the next few years.
And remember:San Sebastian isn’t just a place to spend the summer. It can also be the place where you start a new life.
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