Tinsa: Spanish home values up 14.2%, with the Mediterranean coast leading at 17.2%. What it means for the Costa del Sol

Home values in Spain rose 14.2% year on year in September 2026 according to the Tinsa IMIE index, and the Mediterranean coast is once again the area with the steepest increase, at 17.2%. Prices are still climbing strongly, but the overall pace has been easing for three months in a row.

Tinsa by Accumin's monthly report, published on 16 October, is based on the company's own valuations of new and resale homes. It does not track what sellers ask on property portals, but the value a surveyor assigns to each home, usually when a mortgage is being arranged.

How much did house prices rise in September 2026?

Nationally, the average home value rose 0.7% in a single month, between August and September. The annual rate eased to 14.2%, down from 14.9% in August and 15.6% in June, confirming a gentle and steady slowdown.

Even so, the increase is almost three times inflation, which Tinsa puts at 4.9% in September, and comfortably exceeds the 9% nominal threshold the European Commission uses as a warning sign when monitoring imbalances in housing markets.

Which areas of Spain are rising fastest according to Tinsa?

Tinsa splits the country into five broad markets. All of them are up more than 10% year on year, but the Mediterranean coast, which groups coastal towns with a strong second-home component, tops the table.

The islands posted the biggest monthly rise, 2.2%, and are the only market clearly above bubble-era prices. Capitals and metropolitan areas are still rising, but at a much slower monthly pace, a sign that prices are now running up against what local residents can afford.

Have coastal home prices passed their 2007 peak?

Not yet, but it is very close. The Mediterranean coast is just 2.7% below its 2007 nominal peak and has risen 82% from its post-crisis low. With a 1.3% gain in September, around three more months at that pace would be enough for coastal valuations to set a new record in euro terms.

The key caveat is inflation. For Spain as a whole, the average price is already 2.5% above the 2007 peak, yet in real terms it remains around 32% below it. In other words, housing is at a record in euros, not in purchasing power, and that is a clear difference from the bubble of almost two decades ago.

What is the price per square metre on the Costa del Sol?

The Costa del Sol is part of the Mediterranean coast group leading the increases. To put it into concrete figures, these are the median asking prices from our Costa del Sol market report, updated in October 2026 across more than 8,200 active listings.

These figures cannot be compared one to one with the Tinsa index: we measure asking prices from our own listings, including new-build and resale homes, while Tinsa measures valuations. What is useful is the gap between the two, as it helps anticipate how much a bank might lend compared with what the seller is asking.

Will house prices fall on the Costa del Sol?

The data published alongside the index point to a slowdown, not a fall. Home sales were down 5.1% year on year in July and mortgages 3.5%, while Euribor rose to 3.247% in September from 2.954% in August. At the same time, the number of homes listed on portals remains practically flat at around 493,000 nationwide.

Cristina Arias, head of Research at Tinsa by Accumin, sums up that sales are easing because buying now takes a bigger financial effort, although activity remains robust and above its historical average. With limited supply and steady foreign demand, the most likely outcome on the coast is slower price growth rather than falling prices.

• If you are buying a home to live in: the slowdown in sales may open some room to negotiate, especially on properties that have been listed for months.
• If you are buying with a mortgage: get a valuation early, because with Euribor rising the gap between asking price and valuation weighs more heavily on the deposit you will need.
• If you are an investor: the coast remains the most dynamic market, but with prices near their peak it pays to model returns on realistic rents rather than on past price growth.

Conclusion

Tinsa's September index confirms two things at once: housing is still rising at double-digit rates across Spain, and the Mediterranean coast is the hottest market, on the verge of regaining its 2007 peak. If you are thinking of buying, selling or investing on the Costa del Sol, EVS can help you assess your situation with real data for each municipality.

Frequently asked questions