Álava province Property Prices, Rents & Rental Yields

About Álava province

Álava province blends a strong Basque identity with a practical, well-connected setting shaped by Vitoria-Gasteiz and surrounding towns. For apartment investors, that mix gives the area a stable regional role rather than a purely speculative one, with the province’s appeal tied to everyday housing needs and established urban life.

September 2026 shows the clearest signal in apartment pricing: values are still rising over the year, but the monthly pace has softened. The average sale price stands at €292,000, after a modest 0.2% monthly dip, while the average m2 price is €3,110, also down 0.2% month on month. Even so, the broader trend remains positive, with sale prices up 10.2% year on year and m2 values up 6.7%.

That leaves investors facing a familiar tension between capital growth and current income. The average rent price is €1,200, unchanged from the previous month and up 4.3% over the year, while the yield sits at 5.69%. In other words, Álava is still delivering a credible rental return, but recent price gains have been enough to keep the investment case under closer scrutiny. The September reading suggests a market that is no longer moving uniformly upward, yet still holds onto its annual momentum.