Explore Basque Country
Where in the Basque Country would you like to live?
2 towns
Towns in Basque Country
Bilbao
Basque Country
€4,201/m² · Population 350,975
Below the region average
San Sebastián
Basque Country
€6,680/m² · Population 189,507
Above the region average
About Basque Country
The Basque Country, on Spain's north coast near the French border, is green, prosperous and known worldwide for its food. San Sebastián, with its famous La Concha bay, has one of the highest numbers of Michelin-starred restaurants for its size anywhere in the world. Bilbao, transformed by the Guggenheim Museum, is a lively city with a metro, a tram and an international airport.
The climate is very different from the Mediterranean: summers are mild, the hills stay green, and rain falls throughout the year. France is less than half an hour's drive from San Sebastián.
San Sebastián is the most expensive city in Spain, at €6,680/m², while Bilbao asks €4,201/m². Buyers do benefit from the lowest transfer tax in Spain: 7% on most resale homes.
What to know first
- San Sebastián, the most expensive city in Spain, with one of Europe's finest city beaches
- Bilbao, a lively city with a metro, a tram and an international airport
- The lowest transfer tax in Spain, 7% on most resale homes
- Mild summers, green landscapes and rain throughout the year
- A world-famous food culture, close to France
Asking prices compared
Ranked on asking price per m². Municipalities and sub-municipal entries are listed apart, because a district cannot be ranked against the municipality that contains it.
| Place | Asking price / m² | Population | Price tier |
|---|---|---|---|
| Whole municipalities | |||
| San Sebastián | €6,680/m² | 189,507 | Premium |
| Bilbao | €4,201/m² | 350,975 | Premium |
How the prices spread
San Sebastián is the most expensive city in Spain, ahead even of Barcelona and Marbella. Bilbao asks clearly less, but still more than most coastal cities further south. Within both cities, prices vary a lot between the centre, the seafront and the outer districts.
The table shows average asking prices, not sale prices. Within one town, prices can vary a lot from one area to the next.
Who each part suits
City life with culture
A lively city with the Guggenheim, good public transport and an international airport.
Beach and gastronomy
A beautiful bay, famous food and France next door, at the highest prices in Spain.
The case for
- The lowest purchase tax in Spain
7% on most resale homes, well below the rate in most other regions.
- World-class food
San Sebastián and Bilbao are among the best places to eat in Europe.
- Mild summers
No extreme heat: summer afternoons usually stay in the mid-twenties.
- Good public transport
Bilbao has a metro and a tram, and trains connect the coast and the cities.
- Close to France
Biarritz and the French coast are less than an hour from San Sebastián.
The case against
- San Sebastián is very expensive
The highest prices in Spain, and few homes come up for sale.
- Rain throughout the year
The green landscape comes with grey days and frequent rain, also in summer.
- High-speed rail still under construction
The fast rail link between the Basque cities and Madrid is not finished yet.
- Two languages
Basque is widely used in schools and local government, alongside Spanish.
- Cool sea water
The Atlantic stays cool, even in August.
Questions buyers ask
- What taxes do I pay when buying?
- On most resale homes, 7% transfer tax, the lowest rate in Spain; some higher-value homes pay more. The Basque Country runs its own tax system through its three provinces. New-build homes pay VAT instead of transfer tax. Ask a tax adviser about your situation.
- What is the climate like?
- Mild and green. Summer afternoons usually stay in the mid-twenties, winters are cool rather than cold, and rain falls throughout the year.
- How do I get there?
- Bilbao airport has flights all over Europe. San Sebastián has a small airport, and Biarritz airport in France is about 45 minutes away.
- Do I need to speak Basque?
- No. Everyone speaks Spanish, but Basque is widely used in schools and local government.
- San Sebastián or Bilbao?
- San Sebastián for the beach, the food and a smaller, elegant city, at the highest prices in Spain. Bilbao for a bigger city with more choice and clearly lower prices.
- Where is it cheaper?
- Bilbao asks considerably less than San Sebastián.
Where you might be better off elsewhere
If you love the green north but want lower prices, Cantabria and Asturias, just to the west, offer a similar coast at a fraction of San Sebastián's prices. And if sun and warm sea water matter more than greenery, the Mediterranean coasts are the alternative.