Where to buy in 2026: reading by buyer profiles and price trajectories
Before zooming in on each area, it’s useful to think in terms of buyer profiles. Depending on whether you’re looking for a pied-à-terre, a rental investment or a complete change of life, the answers will not be the same.
In 2026, the Andalusian market should remain dynamic, but more segmented. Some areas seem close to a short-term price ceiling, while others still have significant room for growth.
- For a long-term wealth-building project: prioritize large cities with deep markets that are well-connected and liquid.
- For seasonal yield: target coastal areas with strong international tourist demand, even if purchase prices are higher.
- For a change of life with a controlled budget: look at second-ring municipalities or medium-sized cities connected by train or motorway.
Wealth preservation: Seville intra-muros, urban comfort and strong liquidity
Seville intra-muros remains, for many buyers, the “heritage heart” of Andalusia. The historic center and the districts of Triana, Los Remedios and Nervión offer a rare mix of architectural charm, urban services and sustained rental demand.
- High liquidity: quality properties resell quickly, even in calmer market phases.
- Diversified demand: tourists, students, local executives, civil servants, expatriates… which cushions cycles.
- Supply constraints: little land available within the city walls, which supports prices over the long term.
Real estate in Seville and its province confirms this tension: the properties in demand generally offer generous floor areas and already high budgets for Spain, reflecting a clearly long-term, wealth-preservation positioning.
In 2026, we can expect a gentle stabilisation of prices in the very center, after several years of sharp increases. The strongest rises are likely to shift to:
- well-connected suburbs (San Bernardo, La Buhaira, areas close to metro and tram lines);
- residential neighborhoods popular with families, with schools and parks.
Green Acres data also show that foreign demand there is very Francophile: French buyers account for around 30% of requests, ahead of Americans and Britons. The median budget of a French buyer is around €260,000 for nearly 200 m², meaning a median price per m² still lower than on the Costa del Sol, which reinforces Seville’s appeal for a long-term project.
For a long-term investor, Seville intra-muros ticks several boxes:
- long-term security on resale value;
- several possible rental strategies (regulated short-term holiday lets, mid-term, long-term);
- a lively environment all year round, ideal if you plan to spend several months there.
The downside: a rising entry ticket and strong competition for well-located, well-renovated properties. You have to accept paying the price of scarcity or turn to properties in need of renovation to create your own value. 🔧
Seasonal yield: Costa del Sol (Marbella–Estepona–Benahavís) driven by the luxury segment
For a profile mainly seeking seasonal yield, it’s hard to ignore the Costa del Sol. The Marbella–Estepona–Benahavís trio has repositioned itself as an upmarket destination on a European scale.
- Marbella: international brand, wealthy clientele, very strong demand both in high season and off-season.
- Estepona: rapid move upmarket, redeveloped seafront, major urban work on public spaces.
- Benahavís: villas, gated developments, golf courses, more exclusive product, often with integrated services.
Searches for second homes clearly illustrate the internal hierarchy of the luxury segment:
- Property in Marbella: the properties in demand on average far exceed one million euros, with a price per m² of over €5,700/m².
- Property in Estepona: still a high-end market but slightly more accessible, at around €4,100/m² for apartments and houses of about 140 m².
- Property in Benahavís: we’re another notch higher; properties sought in this very exclusive area average more than €2.6 million, for large villas of over 500 m², often in secure complexes with golf courses and services.
The ingredients supporting prices and seasonal rents:
- an extended seasonality from April to October, with a baseline level of occupancy in winter;
- a luxury positioning that attracts a clientele less sensitive to price fluctuations;
- a diverse range of activities: golf courses, marinas, gastronomy, international events.
In 2026, the most likely scenario is a market that remains expensive, even very expensive, but supported by:
- a pipeline of new upmarket projects;
- a relative scarcity of well-located seafront land;
- seasonal yields that remain competitive compared with other Mediterranean coastlines of comparable standing.
This area is more suited to:
- buyers with a comfortable budget, able to absorb high community fees;
- investors who accept a highly professional rental management approach to optimize occupancy rates and pricing;
- profiles also looking for personal enjoyment (second home) in addition to profitability.
The flip side: a market already highly valued, with a greater risk of volatility in the event of a shock to international tourism or the luxury segment.
Entry tickets and opportunity zones
Once your profile is clear, the key question becomes: with what budget, and for what type of property, can you enter the market? Disparities are significant between major cities, premium coastline and second-ring municipalities.
By 2026, several trends are emerging:
- major urban centers (Seville, Malaga intra-muros) already show high price levels;
- the Malaga coastline is approaching a historical peak, with upward pressure on well-located properties;
- second-ring municipalities are benefiting from a spillover effect, with sometimes spectacular price increases.
Malaga and coastline: rising budgets, historical peak in 2026
Malaga has changed scale. In just a few years, the city has gone from a classic seaside destination to a cultural and tech hub, with:
- strengthened museums and cultural offering;
- a developing tech hub;
- excellent air and rail connectivity;
- strong demand from foreign buyers and expatriates.
Direct consequence: entry prices are rising, particularly:
- in the refurbished historic center and port district;
- in residential seafront neighborhoods;
- along the coast towards Torremolinos, Benalmádena and as far as Fuengirola.
Figures collected for the province of Malaga, however, nuance the image of an inaccessible market: second-home properties sought on average cost several hundred thousand euros, but for often very large floor areas, bringing the average price per m² down to less than €2,000/m² at provincial level. This gap between total price and price per m² shows that moving slightly away from the hyper-center or seafront can breathe new life into your budget.
Foreign demand is very diversified: French, Belgians, Germans and Dutch account for a large share of searches, with median budgets of around €300,000 for about 100 m². Americans and Swiss are climbing higher up the range, with median prices above €400,000 and prices per m² often exceeding €3,000/m² in the most sought-after areas.
Market sentiment for 2026 is that of a historical peak or close to it, especially for:
- new or refurbished apartments with sea views;
- well-located small units, in very high demand for short-term rentals;
- new developments with services (pool, gym, concierge).
For a buyer:
- who prioritizes security of occupancy (living there, teleworking);
- who accepts a more modest but stable yield;
- who is betting on Malaga’s long-term role as a hub,
Malaga still makes sense, even with a high entry ticket.
If the main objective is short-term capital gain, caution is advisable: entering at the top of the cycle requires a long investment horizon and the ability to absorb a potential plateau or price adjustment.
See houses and apartments for sale in Malaga
“Second-ring” municipalities (Huelva, Vélez-Málaga, Casares): > +20% y/y growth in 2024–2025, potential but caution
Faced with the sharp rise in prices in Seville and on the Costa del Sol, many buyers are turning to second-ring municipalities, sometimes more outlying, but better valued today than five years ago.
Among the areas standing out:
- Huelva: coastline still more affordable, long beaches, more family-oriented and national profile.
- Vélez-Málaga: east of Malaga, boosted by the spillover effect from the provincial capital.
- Casares: near Estepona, combining white villages and recent residential complexes.
These municipalities have recorded price increases of over +20% year-on-year in 2024–2025, driven by:
- the spillover of buyers priced out of overly expensive central areas;
- new real estate projects, often with good amenities;
- growing investor interest in markets perceived as “lagging behind”.
Green Acres figures clearly illustrate this step-change between first and second lines: in Vélez-Málaga, property in demand averages around €260,000 for nearly 190 m², with a price per m² of around €1,400/m², far below the levels seen on the western Costa del Sol.
In Casares, the proximity of Estepona and the luxury segment is pushing prices up: searches focus on properties around €500,000 and 130 m², or nearly €3,800/m², making it a transition zone between second ring and premium coastline.
In the province of Huelva, foreign buyer profiles remain more “value” than “luxury”: Portuguese buyers top demand, followed by French and Germans. Median budgets range around €150,000–160,000 for 110 to 140 m², with prices per m² still close to €1,200–1,300/m², a fraction of Malaga’s levels. This suggests catch-up potential, subject to the development of infrastructure and services.
For a buyer, these areas can represent real opportunities:
- lower entry tickets than in Malaga or Marbella for an equivalent surface area;
- potential for further growth if infrastructure keeps pace;
- possibility of targeting both seasonal and mid-term rentals.
But this rapid dynamic calls for particular caution regarding the entry point:
- very strong recent growth may signal a risk of short-term overheating;
- markets are smaller and less liquid: resale may take longer;
- everything depends on the quality of the micro-location (proximity to the sea, services, road access).
In these areas, it’s crucial to:
- visit several neighborhoods, not just the seafront or the flagship new developments;
- analyze real flows (tourism, resident population, infrastructure projects);
- build in a safety margin in your financing plan, in case resale takes longer or rents fall short of projections.
For a long-term project (8–12 years) with a tighter budget, these municipalities can be a good compromise between affordability and potential. For a shorter horizon, they require detailed analysis and strong local support. 🙂
