Short answer: in Irun, a typical 80 m² flat has an average appraisal value of about €246,000 (2T 2026, 3,075 €/m²) and rents for about €790 a month (2024 median, 9.88 €/m²). The gross yield is 4.9% with 2024 price and rent, and 3.9% with the 2T 2026 price. Buying it with an 80% mortgage would take about €60,766 in savings.
That is 0.3 points below the median of the 306 municipalities with data (5.2%), and Irun ranks 3rd of 4 in the province of Gipuzkoa by gross yield.
Rent range (2024): median €721 a month (9.88 €/m²); half of the rented homes pay between €650 and €804 a month (8.59–11.51 €/m², 25th to 75th percentile). Homes analysed: 3,902 rented apartments declared for tax purposes; median size 74 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 | €184,500 | €593 | 3.9% | €9,049 | €45,949 |
| 80 m² | €246,000 | €790 | 3.9% | €11,566 | €60,766 |
| 100 m² | €307,500 | €988 | 3.9% | €14,082 | €75,582 |
| 120 m² | €369,000 | €1,186 | 3.9% | €16,599 | €90,399 |
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 4.9%). “Savings needed” = 20% down payment + buying costs.
Simulate the buying costs Work out the net yield of this flat
Irun compared with its province, region and Spain
| Area | Gross yield 2024 | Price €/m² (2T 2026) | Rent €/m² (2024) |
|---|---|---|---|
| Irun | 4.9% | 3,075 | 9.88 |
| 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 | €650 | €721 | €804 |
| Rent per m² per month | €8.59 | €9.88 | €11.51 |
| 60 m² flat (estimate) | €515 | €593 | €691 |
| 80 m² flat (estimate) | €687 | €790 | €921 |
| 100 m² flat (estimate) | €859 | €988 | €1,151 |
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: 3,902. 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 |
|---|---|---|
| Irun | 9.88 | €721 |
| 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: Donostia/San Sebastián (13.99 €/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)