Vitoria-Gasteiz Property Prices, Rents & Rental Yields

About Vitoria-Gasteiz

Vitoria-Gasteiz, the capital of Álava province, combines a compact urban core with a strong administrative role and a well-established residential base. For apartment investors, it offers a city setting where steady day-to-day life and long-term housing demand help define the local market.

September 2026 brings the clearest signal: pricing is still moving higher, but rental growth is much calmer. The average sale price for apartments now stands at €310,510, while the average rent is €1,200. That leaves the market in a tension between asset value gains and only modest income growth, a combination that can narrow the room for returns if costs rise faster than rents.

The monthly change in sale prices was flat, yet the average price per m2 still rose 1.1% to €3,300, showing that underlying values remain firm even without a jump in the headline figure. Over a longer horizon, the pattern is more visible: the average sale price is up 8.9% year over year, while rents have increased just 1.1%. Against that backdrop, the current apartment yield of 5.12% looks serviceable, but it also reflects how much of the investment case now depends on continued price support rather than rent acceleration.