Costa Brava Property Market 2025–2026: Data & Analysis

Foreign buyers account for over a quarter of all property transactions in the province of Girona. Mortgage approvals are up 30% year-on-year. And prices across Catalonia are forecast to rise a further 5–6% in 2026. This is the Costa Brava property market in numbers — drawn from Spanish registry data, notarial statistics, and central bank research — with what those numbers actually mean for buyers considering a move in the next 12 months.

Market reports for this region tend to rely on portal asking prices or anecdote. This one does not. Every figure below is sourced from official Spanish institutions: the Colegio de Registradores, the Observatorio Notarial de Cataluña, and CaixaBank Research. Where official data does not exist at the municipal level — and for most Costa Brava towns it does not — that is stated clearly.

Transaction Volume: How Active Is the Market?

The Spanish property market posted 636,909 registered residential transactions in 2024 — a 9.2% increase on 2023. In the rolling 12 months to Q1 2025, that figure reached 667,058, representing a 16.3% annual rise. The acceleration is significant: it reflects both the loosening of mortgage conditions and sustained demand from international buyers who had been sitting on the sidelines during the higher-rate environment of 2023.

In Catalonia specifically, foreign buyers completed 11,260 transactions in the first half of 2025 alone — up 7.1% on the same period in 2024. This is not a marginal segment of the market. In the province of Girona, which covers the Costa Brava, foreign buyers represented 27.1% of all residential transactions in 2024 — the highest proportion of any province in Catalonia and one of the highest in Spain.

Who Is Buying on the Costa Brava?

Foreign buyers on the Costa Brava are not a homogeneous group, and the nationality breakdown matters for understanding what is driving the market. At the national level in Q1 2025, the leading buyer nationalities were British (8.2%), German (6.4%), Dutch (6.0%), Moroccan (5.9%), and French (5.1%).

Catalonia’s profile differs. French buyers dominate among foreign purchasers in this region — accounting for 33.7% of foreign transactions in the first half of 2025. The proximity of Catalonia to France, combined with the quality of coastal property relative to comparable French coastal markets, makes the Costa Brava a natural destination for French second-home buyers. Most of these purchases are made by non-residents: buyers who do not live in Spain but invest here for seasonal use or long-term asset holding.

The practical implication for sellers: pricing and marketing strategy on the Costa Brava needs to account for a French-dominant buyer pool with different reference points, seasonal preferences, and financing structures compared to British or Northern European buyers further south.

Price Levels: What the Data Actually Shows

This is where honesty is important. Official price data at the municipal level — for Lloret de Mar, Begur, Tamariu, Cadaqués individually — does not exist in the Colegio de Registradores or TINSA databases. Anyone citing precise price-per-square-metre figures for specific Costa Brava villages is working from portal asking prices or agency estimates, not from verified transaction data.

What the official data does provide: the average price per square metre across Catalonia reached 2,779 €/m² in 2025, according to the Colegio de Registradores. This is a Catalonia-wide average that includes Barcelona and lower-priced inland areas. Coastal premium zones — which include prime Costa Brava — trade significantly above this figure. CaixaBank Research forecasts price growth of 9.0–9.6% across Spain in 2025, with 5.7–6.3% in 2026, and explicitly notes that coastal Catalonia is expected to outperform the national average due to supply constraints and sustained foreign demand.

For buyers: this trajectory means that waiting — even 12 months — has a measurable cost. A property priced at €800,000 today represents roughly €48,000–€64,000 in price appreciation over the next year at the forecast rates. That figure exceeds most transaction costs.

Supply: Why New Inventory Stays Scarce

The structural driver behind sustained price growth is not speculative demand — it is a chronic shortage of new supply. CaixaBank Research quantifies the housing deficit in Catalonia at 65,029 units over the 2021–2024 period. Nationally, the shortfall runs to between 515,000 and 765,000 units.

On the Costa Brava specifically, new supply is further constrained by environmental and coastal planning regulations that restrict buildable land along the seafront. New residential developments in prime coastal locations require navigating strict Catalan planning frameworks — a process that takes years and is often unsuccessful. The result is that when a compliant new project does reach the market in a location like Tamariu or Begur, it occupies a fundamentally different position from the resale stock around it.

The Regulatory Environment: What Changed in 2025

Golden Visa: closed since April 2025

The Golden Visa route — residency in exchange for a property purchase of €500,000 or more — was formally abolished on 3 April 2025 under Ley Orgánica 1/2025. New applications are no longer accepted. Existing visa holders retain their permits and can continue with renewals under the previous terms.

The practical effect on the Costa Brava market has been limited. The Golden Visa was used by a relatively small number of buyers, predominantly from non-EU countries outside the main buyer nationalities (French, British, German, Dutch). For the majority of international buyers in this region, the abolition changes nothing in terms of their ability to purchase property.

What it does change: non-EU buyers who were purchasing specifically for the residency pathway now need to pursue other routes — the non-lucrative visa, the digital nomad visa, or long-term residence through employment or self-employment. None of these require a property purchase of a specific value, but all require different documentation. (Verify current requirements with a Spanish immigration lawyer — this is general market information, not legal advice.)

Tourist rental licensing: tighter and more complex

Short-term tourist rental in Catalonia requires a HUTG licence (Habitatge d’Ús Turístic de la Generalitat) and, since July 2025, a national NRA registration number. Under Decreto Ley 6/2024, municipalities with more than 10 tourist properties per 100 inhabitants must reduce their stock — no new licences are being issued in these areas, and existing licences are reviewed every five years rather than being granted indefinitely.

Several Costa Brava municipalities — including parts of Platja d’Aro and Calonge — already exceed the 10-per-100 threshold. Buyers purchasing with a short-term rental strategy need to verify the specific licence status of any property and the current policy of the relevant municipality before committing. This is not a reason to avoid the market, but it is a reason to do proper due diligence.

ITP: the progressive rate in Catalonia

Resale property in Catalonia is subject to the Impuesto de Transmisiones Patrimoniales (ITP). As of 2025, the standard rate is 10%, but Catalonia has introduced a progressive structure: buyers classified as “large holders” (grandes tenedores — typically those owning more than 5 properties) or purchasing an entire building may face rates up to 20%. New construction is subject to IVA at 10% plus IAJD (stamp duty) at 1.5–3.5%.

Total additional costs over the purchase price: typically 12–15%, comprising tax, notary fees (1–2%), and registration. This is a real number that should be built into every budget from the start.

Mortgage Conditions: Better Than They Have Been in Two Years

The ECB held its deposit rate at 2.00% in December 2025, down significantly from the peak above 4% in 2023. The effect on the Spanish mortgage market has been direct: new mortgage approvals rose 30% in the first half of 2025 compared to the same period in 2024. For buyers who deferred purchase decisions during the high-rate period, conditions have meaningfully improved.

For non-resident buyers — the dominant foreign buyer profile on the Costa Brava — Spanish banks typically lend up to 50–70% of the purchase price, compared to 80% for residents. This means a non-resident buyer purchasing at €600,000 should expect to bring €180,000–300,000 as a deposit, plus the 12–15% in transaction costs. Total equity required at entry: roughly €250,000–390,000 on a €600,000 purchase.

Spanish banks require: NIE number, proof of income (typically 24 months of statements), credit history in the home country, and a Spanish bank account. Opening a Spanish account before the purchase process begins simplifies everything that comes after.

What the Data Says About Timing

Three structural signals point in the same direction:

First, supply is not increasing. The planning and regulatory environment on the Costa Brava coastline makes significant new construction structurally unlikely in prime areas. What scarcity exists today is unlikely to be resolved by new development.

Second, demand from foreign buyers is growing. The 27.1% foreign buyer share in Girona province is not an anomaly — it reflects a long-term trend of European buyers treating coastal Catalonia as a preferred asset class. That trend has not reversed.

Third, financing is improving. With the ECB in easing mode and mortgage volumes up 30%, the financial conditions for purchase are the most favourable they have been since 2021.

None of this constitutes financial advice, and individual circumstances determine individual decisions. But the data does not support a “wait and see” posture for buyers with clear requirements and adequate capital. (Always verify current market conditions and seek independent financial advice before committing to any purchase.)

Frequently Asked Questions

Can foreign buyers still purchase property on the Costa Brava after the Golden Visa was abolished?

Yes, without any restriction. The abolition of the Golden Visa in April 2025 removed the residency-for-investment incentive but placed no limitation on the right to purchase property. EU and non-EU buyers can purchase freely. The difference is that non-EU buyers no longer receive residency automatically through a high-value purchase — they need to pursue a separate residency route if they want to live in Spain.

What percentage of buyers in the Girona province are foreign?

27.1% in 2024, according to the Colegio de Registradores — the highest proportion of any province in Catalonia and among the highest in Spain. French buyers lead among foreign purchasers in Catalonia, accounting for 33.7% of foreign transactions in the first half of 2025.

What are the total costs of buying property in Catalonia?

Typically 12–15% above the purchase price. This comprises ITP at 10% (resale) or IVA at 10% plus IAJD at 1.5–3.5% (new build), notary and registration fees of 1–2%, and any agency fees where applicable. Budget 13–14% as a working figure for most resale purchases. Always verify with a Spanish notary or tax advisor for your specific transaction.

Can I get a mortgage in Spain as a non-resident?

Yes. Spanish banks lend to non-residents, typically at 50–70% loan-to-value. Requirements include a NIE, 24 months of income documentation, home-country credit history, and a Spanish bank account. Mortgage terms and availability vary between banks — getting pre-approval before beginning the property search is strongly recommended.

Are property prices in Costa Brava officially tracked at the municipal level?

No. Official Spanish registry data (Colegio de Registradores, TINSA) is available at province level — Girona — but not broken down to individual Costa Brava municipalities. Price figures cited for specific villages typically come from portal asking prices or agency estimates, not from verified transaction data. The Girona province average and Catalonia-wide data are the most reliable benchmarks available from official sources.

A Note on What This Data Means in Practice

Markets at the level of individual Costa Brava villages — Tamariu, Begur, Llafranc, Cadaqués — operate differently from province-level statistics. Many transactions never appear on public portals. Pricing reflects micro-location, legal status of the property, and the relationships between buyers and sellers in ways that no dataset captures fully.

What the official data does is establish the macro conditions: growing demand, constrained supply, improving financing, and a regulatory environment that has become more complex but not less favourable for serious buyers. The micro-level work — understanding which specific properties represent value, what the tourist licence situation is for a given address, whether a plot has buildability — is where local knowledge matters.

At VivendaNova, we work across the Costa Brava with direct knowledge of both the listed and unlisted market. If you are trying to understand what these numbers mean for a specific purchase decision, the conversation is worth having before you shortlist properties.

For a full overview of the buying process, read our guide to buying property in Costa Brava in 2026. For area-specific analysis, see our guides to the best areas to buy on the Costa Brava and what to know before buying in Tamariu.

Contact VivendaNova for a market consultation →