Investing in Donostia/San Sebastián: 14 €/m²/month in rent and 3.4% gross yield
Buying in Donostia/San Sebastián costs 5,053 €/m² on average and renting goes for 14 €/m² a month, leaving a gross yield of 3.4% before costs and taxes. It sits well below the Spanish average (4.2%), with purchase prices above the Spanish average.
14 €/m²/monthRent90 m² home: €1,288/month
5,053 €/m²Purchase90 m² home: €454,770
3.4%Gross yieldAnnual rent over purchase price
41/100Momentum50 = flat market
The map
Donostia/San Sebastián within Gipuzkoa
Where the municipality sits and how it compares with its neighbours.
Gross yield< 3%3–4 %4–5 %5–6 %≥ 6%sin datos
Administrative boundaries from the Spanish National Geographic Institute (CC BY 4.0). The Canary Islands are drawn shifted, as on any map of Spain.
The verdict
What the analysis sees
The specific signals the official data leaves about this market, before going into detail.
On gross yield it ranks 6 of 6 among the municipalities of its province.
Donostia/San Sebastián has 189,866 residents, an approximate unemployment rate of 5% (below the Spanish average). These are signals of how deep housing demand runs, not of the risk of any one tenant.
In favour
Net migration of 12.9‰More people arrive than leave, above the Spanish average: sustained housing demand.
Approximate unemployment of 5%A stronger labour market than the Spanish average, measured on registered unemployed and contributors.
36 properties analysedWe hold stock for sale here, each with its own investment score.
Against
Gross yield of 3.4%Below the Spanish average (4.2%): here you buy for capital growth rather than for rent.
Momentum 41/100The local market is not helping: the recent series are flat or falling.
The market level in Donostia/San Sebastián and what it means for a buy-to-let buyer. Per-m² figures are converted to a reference home of 90 m².
29.4 yearsPrice / Rent (PER)Years of rent to pay off the purchase
5,053 €/m²Purchase price
Spain 2,028 €/m²€/m² of transactions, population-weighted average
14 €/m²/monthRent
Spain 7 €/m²€/m² a month, population-weighted average
3.4%Gross yield
Spain 4.2%annual rent over purchase price, before costs
The comparison
Where it stands against the rest
Donostia/San Sebastián's percentile among the municipalities with enough data, computed on the same figure for all of them.
Gross yield3.4%
11
PeorMedianaMejor
Rent level14 €/m²/month
100
PeorMedianaMejor
Momentum41/100
44
PeorMedianaMejor
Within Gipuzkoa it ranks 6 of 6 on gross yield.
The demand
Demand, employment and liquidity
The structural depth of the market: how many people live here, what they earn, how much changes hands and what stress it carries. This is market context, never a measure of tenant risk.
2.3Market turnover
Spain 3.3transactions a year per 1,000 residents · more turnover, easier to resell
5%Unemployment (approx.)
Spain 11%registered unemployed over unemployed + social security contributors
12.9‰Net migration
Spain 12.8‰arrivals minus departures from abroad per 1,000 residents
0.23Repossession pressure
Spain 0.55housing repossessions per 1,000 dwellings of the provincial stock · 2025
Repossessions are a provincial figure (INE): they describe the market in Gipuzkoa, not this municipality alone.
The trend
How it has moved
Official series for Donostia/San Sebastián over recent years. Where a series is missing, the municipality does not publish it.
Housing transactions
MIVAU · deals per year
+5.4% interanual
Registered unemployment
SEPE · yearly average
−1.0% interanual
Registered population
INE · yearly population register
0.0% interanual
Net international migration
INE · immigration − emigration · yearly
+27.2% interanual
Recorded offences
Ministry of the Interior · cumulative
+79.6% interanual
Nearby
Alternatives in Gipuzkoa
Territories of the same level ranked by gross yield, to compare before deciding.
Where each figure comes from, over which territory and from what date. Confidence measures data coverage, never investment quality.
Data coverage
90/100
What this page does not show is what is not published about the municipality, not a zero.
official rent series (SERPAVI)
series sufficient to measure momentum
official appraised value (MIVAU)
estimated market level
our own adverts
When each figure is from
This is the latest figure published by each source for this municipality.
rent
2024
sale
2026Q1
official appraisal
2026Q1
population register
2025
registered transactions
2026Q1
registered unemployment
2026M06
MIVAUAppraised housing value and registered transactions
SERPAVIOfficial reference rent index
INEPopulation register, migration and repossessions
AEATAverage gross household income
SEPE and Social SecurityRegistered unemployment and contributions
CatastroCadastral value, age and IBI rate
InmobliaOur own catalogue of adverts, each with its investment score
An indicative statistical estimate for comparing markets, not an appraisal or an investment recommendation. Gross yield does not deduct costs, IBI, insurance, voids or taxes.
