Short answer: in Donostia/San Sebastián, a typical 80 m² flat has an average appraisal value of about €416,700 (2T 2026, 5,208 €/m²) and rents for about €1,119 a month (2024 median, 13.99 €/m²). The gross yield is 3.8% with 2024 price and rent, and 3.2% with the 2T 2026 price. Buying it with an 80% mortgage would take about €101,891 in savings.
That is 1.4 points below the median of the 306 municipalities with data (5.2%), and Donostia/San Sebastián ranks 4th of 4 in the province of Gipuzkoa by gross yield.
Rent range (2024): median €967 a month (13.99 €/m²); half of the rented homes pay between €822 and €1,200 a month (11.71–16.73 €/m², 25th to 75th percentile). Homes analysed: 12,727 rented apartments declared for tax purposes; median size 71 m².
Price, rent and buying costs by flat size
The same price and rent per m² applied to four sizes. Costs are those of a resale home bought as an investment in Gipuzkoa (general transfer tax rate, no main-home reductions) with an 80% mortgage.
| Size | Price (2T 2026) | Rent/month (2024) | Gross yield* | Buying costs | Savings needed |
|---|---|---|---|---|---|
| 60 m² | €312,500 | €839 | 3.2% | €14,287 | €76,787 |
| 80 m² | €416,700 | €1,119 | 3.2% | €18,551 | €101,891 |
| 100 m² | €520,800 | €1,399 | 3.2% | €22,810 | €126,970 |
| 120 m² | €625,000 | €1,679 | 3.2% | €27,066 | €152,066 |
Sources. Price: average appraisal value of free-market housing, municipalities over 25,000 inhabitants (table 4), Ministry of Housing and Urban Agenda (2T 2026; published on 17 September 2026), × size (rounded to €100). Rent: SERPAVI (Spanish State Rental Price Reference System), Ministry of Housing and Urban Agenda (MIVAU), using personal income tax (IRPF) returns and the Cadastre: database 2011-2024 (file «2026-03_09_bd_SERPAVI_2011-2024 - DEFINITIVO WEB_v2»), “Municipios” sheet, apartments in multi-family buildings (vivienda colectiva), municipality level, year 2024, published on 16 April 2026, × size. * Yield with the 2T 2026 price and 2024 rent (mixes years; with both 2024 figures it is 3.8%). “Savings needed” = 20% down payment + buying costs.
Simulate the buying costs Work out the net yield of this flat
Donostia/San Sebastián compared with its province, region and Spain
| Area | Gross yield 2024 | Price €/m² (2T 2026) | Rent €/m² (2024) |
|---|---|---|---|
| Donostia/San Sebastián | 3.8% | 5,208 | 13.99 |
| Median of Gipuzkoa (4 municipalities) | 4.9% | 3,185 | 10.36 |
| Median of Basque Country (15 municipalities) | 4.9% | 2,875 | 10.05 |
| Median of Spain (306 municipalities) | 5.2% | 2,053 | 6.82 |
Source: medians calculated by Ladrillómetro over the municipalities with more than 25,000 inhabitants that have official price and rent.
Median rent and rent range
| 2024 | 25th percentile | Median | 75th percentile |
|---|---|---|---|
| Rent per month | €822 | €967 | €1,200 |
| Rent per m² per month | €11.71 | €13.99 | €16.73 |
| 60 m² flat (estimate) | €703 | €839 | €1,004 |
| 80 m² flat (estimate) | €937 | €1,119 | €1,338 |
| 100 m² flat (estimate) | €1,171 | €1,399 | €1,673 |
Source: SERPAVI (Spanish State Rental Price Reference System), Ministry of Housing and Urban Agenda (MIVAU), using personal income tax (IRPF) returns and the Cadastre: database 2011-2024 (file «2026-03_09_bd_SERPAVI_2011-2024 - DEFINITIVO WEB_v2»), “Municipios” sheet, apartments in multi-family buildings (vivienda colectiva), municipality level, year 2024, published on 16 April 2026. Homes analysed: 12,727. The rows by size are a Ladrillómetro calculation (€/m² × size), not a published figure; monthly-rent and per-m² percentiles are computed separately, so they need not refer to the same flats.
| Area | Rent €/m² (2024) | Rent per month |
|---|---|---|
| Donostia/San Sebastián | 13.99 | €967 |
| Median of Gipuzkoa (51 municipalities) | 8.13 | €610 |
| Median of Basque Country (106 municipalities) | 8.30 | €622 |
| Median of Spain (1,658 municipalities) | 5.81 | €450 |
Medians calculated by Ladrillómetro over the municipalities with at least 50 rented apartments in SERPAVI 2024 (not the official figure for the whole province or region).
Other municipalities in Gipuzkoa: Irun (9.88 €/m², with yield) · Errenteria (10.83 €/m², with yield) · Eibar (8.64 €/m², with yield) · Zarautz (11.38 €/m²) · Tolosa (9.01 €/m²) · Pasaia (10.92 €/m²) · Hondarribia (11.26 €/m²) · Arrasate / Mondragón (9.01 €/m²) · Hernani (9.78 €/m²) · Lasarte-Oria (10.63 €/m²) · Beasain (8.77 €/m²) · Andoain (9.10 €/m²) · Ordizia (8.41 €/m²) · Azpeitia (6.96 €/m²) · Elgoibar (7.56 €/m²) · Azkoitia (7.02 €/m²) · Bergara (7.74 €/m²) · Zumaia (9.25 €/m²) · Zumarraga (7.85 €/m²) · Orio (9.15 €/m²) · Astigarraga (11.40 €/m²) · Oñati (6.69 €/m²) · Villabona (8.09 €/m²) · Oiartzun (9.01 €/m²) · Lezo (10.16 €/m²) · Urnieta (9.47 €/m²) · Lazkao (7.38 €/m²) · Usurbil (9.80 €/m²) · Legazpi (7.02 €/m²) · Urretxu (7.32 €/m²) · Deba (9.05 €/m²) · Aretxabaleta (8.36 €/m²) · Soraluze-Placencia de las Armas (7.71 €/m²) · Getaria (9.50 €/m²) · Mutriku (8.06 €/m²) · Zestoa (6.55 €/m²) · Ibarra (7.92 €/m²) · Eskoriatza (7.42 €/m²) · Zizurkil (7.73 €/m²) · Irura (8.80 €/m²)