Bilbao Property Prices, Rents & Rental Yields

About Bilbao

Bilbao blends a strong industrial legacy with a modern riverside skyline, anchored by the Guggenheim, compact neighborhoods, and easy connections across Biscay province. For apartment investors, it is a city where urban renewal and established local living patterns meet.

September 2026 brings the clearest signal in Bilbao’s apartment market: values are still climbing, but income growth is not matching the pace. The average sale price has reached €385,000, up 4.1% in the month and 12.6% over the year, while the average price per square metre stands at €4,180, up 1.8% month on month and 10.1% year on year. That places capital values on a firmer upward path than rents.

The rental side is comparatively steadier. Average rent is €1,400, unchanged from the previous month, though still 3.7% higher than a year ago. Against that backdrop, the gross yield sits at 4.9%, suggesting that the market continues to offer income, but with tighter room for investors to rely on rent growth alone. In practical terms, Bilbao’s current monthly picture is one of rising ownership costs paired with flatter short-term rental movement.

For investors tracking apartment opportunities in Bilbao, the September reading points to a market that is still advancing, but with a clear tension between price appreciation and yield. The main question now is not whether values are rising, but how far rental returns can keep pace.