Costa Brava and Girona property prices in 2026: the market, international demand and where the opportunity lies

The province of Girona has three very different property markets living side by side under the same administrative umbrella: the Costa Brava to the east (one of the most exclusive stretches of coastline in Spain), the city of Girona inland (a university and services city with a life of its own) and the Cerdanya and the Pyrenees to the north (skiing and mountain tourism). Investing in Girona means choosing which of these three markets you want to operate in, because their price, demand and yield dynamics are completely different.

The Costa Brava: top-tier Mediterranean prices

The Costa Brava is one of the high points of Spain's coastal property market. Towns such as Cadaqués, Begur, Llafranc, Tamariu and Palamós have prices above €4,000-8,000/m² for well-located properties with sea views. Demand is mainly international: French, German, Belgian and Swiss buyers, and more and more buyers from the United States and Latin America looking for an alternative to the French Riviera at somewhat more moderate prices.

For an investor after a standard return, prime Costa Brava prices are hard to justify on rental yield. Holiday-let rents are high in July and August, but the season is shorter than in the south of Spain. The yield on long-term residential lets is very low (3-4.5%) because the permanent rental market in many small coastal towns is almost non-existent. The model that works on the high-priced Costa Brava is capital appreciation plus very selective short-term letting.

The Costa Brava towns with the best price-to-yield ratio

• Platja d'Aro and Calonge: Tourist towns in the Baix Empordà with a beach and services, with prices now approaching those of the most exclusive villages (Cadaqués, Begur). Average prices above €4,000/m². A well-managed holiday let can generate yields of 6-9%.
• Roses and Empuriabrava: In the north of the Costa Brava, with access to the Empuriabrava marina (the largest inland marina in Europe). More affordable prices than in the Baix Empordà (around €3,500/m² on average in Roses; in Empuriabrava, very variable depending on the area) and an active holiday-let market. For the investor with a more modest budget on the Catalan coast.
• Blanes and Lloret de Mar: The busiest, most touristy towns in the south of the Costa Brava. Lower prices (€2,000-2,700/m²) and more tourists, but with a more mass-market kind of tourism than the rest of the Costa Brava. Holiday lets in Lloret and Blanes compete with a very large supply of independent apartments and tourist complexes.

The city of Girona: the most balanced market in the province

The city of Girona has nearly 109,000 inhabitants and is one of the medium-sized cities with the best urban quality in Spain. Its medieval old town (one of the best preserved on the Iberian Peninsula), the Universitat de Girona and its position 37 minutes from Barcelona on the AVE (Spain's high-speed train) give it a combination of residential appeal and connectivity that few cities of its size can match.

• Average price in the city of Girona: Between €2,000 and €2,800/m² in 2026. The Barri Vell (the old town) and the carrer Nou axis have the highest prices (above €4,000/m²). The Eixample is now over €3,000/m², and newer districts such as Germans Sàbat or Santa Eugènia are between €1,800 and €2,500/m².
• Student market: The UdG has some 13,000 students, generating demand for student lets in the university neighbourhoods. Letting by the room in Girona generates yields of 8-11% on the best properties.
• Residential and holiday lets: The AVE link to Barcelona and Girona-Costa Brava airport also generate demand for short-term holiday lets. A well-equipped flat in Girona's historic centre can generate a steady flow of tourists all year round, not just in summer.

The Cerdanya and the Pyrenees: mountain tourism and second homes

The Cerdanya, a district shared between Catalonia (Girona) and France, has a market geared towards mountain tourism (skiing in winter, hiking and cycling in summer). Puigcerdà is the main Spanish town in the Cerdanya, with an average of around €3,800/m² for flats and mountain houses. Demand for holiday lets in the ski season is intense but short (December-March). For an investor who wants a mixed mountain-and-beach model, the Cerdanya is of interest, but managing the seasonality is more complex than on the coast.

Catalonia's ITP: the downside of the Catalan market

Catalonia has one of the highest rates of ITP (Impuesto sobre Transmisiones Patrimoniales, the property transfer tax) in Spain: 10% up to €600,000 and, above that, a scale that rises to 11%, 12% and 13% (from €1.5 million). For an investor operating in the province of Girona, that means a significant extra tax cost compared with, for example, Andalusia (7%) or Madrid (6%). On a €250,000 purchase on the Costa Brava, the ITP is €25,000 in Catalonia vs. €15,000 in Madrid: a €10,000 difference in transfer tax alone.

Related resources: For the impact of Catalan ITP on the return on investments in the province, the article on ITP by region compares every rate. For licensed holiday lets on the Costa Brava, the framework to go by is Catalonia's specific regulation of viviendas de uso turístico (VUT, homes for holiday use), which require a municipal licence.