Álava province Property Prices, Rents & Rental Yields

About Álava province

Álava province sits in Spain’s Basque Country, combining a strong industrial base with vineyard landscapes, historic Vitoria-Gasteiz, and transport links that connect the region internally and beyond. For apartment investors, it offers a market shaped by both city-led activity and a broader provincial reach.

July 2026 brings the clearest signal: apartment prices are still edging higher while rental growth has stalled. The average sale price now stands at €287,000, after rising 2.5% month over month and 10.4% year over year. At the same time, the average rent is holding at €1,200, unchanged from a year ago but down 4.0% from last month, suggesting that pricing power in sales is moving faster than income expectations.

That tension is also visible in unit pricing. The average price per square metre is €3,050, up 0.3% over the month and 8.0% over the year, which keeps the market on a firmer upward path even as rents soften in the short term. The result is a yield of 5.72%, a level that still supports investment interest, but one that must be read against the continued rise in acquisition costs. For buyers assessing Álava province today, the key question is not whether values are moving, but how much room remains when purchase prices keep climbing faster than rents.