Maspalomas Property Guide: Prices, Rules and Areas

The average asking price of an apartment across the municipality of San Bartolomé de Tirajana, which contains Maspalomas, Playa del Inglés, San Agustín and Meloneras, is €4,616.9/m² in Q3 2026 according to CASAFARI Area Insights, 7.8% higher than a year earlier and up 38.6% since Q1 2023 without a single negative quarter. Houses ask €4,847.9/m² after four flat quarters. These figures are asking prices from indexed listings, not transaction prices. Since 13 December 2025, holiday letting is governed by the Canary Islands' Ley 6/2025, making land use and registration the first question every buyer must answer.

Imagine a couple from Düsseldorf or Bergen viewing a 1978 bungalow in Campo Internacional in January. The winter sun warms the terrace, and the communal pool is quiet. Two years ago, their conversation with the estate agent would have begun with the community fees and the orientation. Today, before discussing the price, they ask two questions that used to belong only to town planners: does this complex sit on tourist-classified land, and does the bungalow hold a transferable holiday-let registration?

What does property cost in Maspalomas in 2026?

Across the municipality of San Bartolomé de Tirajana, apartment asking prices reached €4,616.9/m² in Q3 2026 (the quarter starting 1 July 2026), up from €4,535.3/m² in Q2 2026 (+1.8% on the quarter) and €4,282.2/m² in Q3 2025 (+7.8% year on year), according to CASAFARI Area Insights (location id 309742, queried 23 October 2026). Over the 14 quarters since Q1 2023, when the average stood at €3,332.2/m², apartment asking prices have risen by €1,284.7/m², or 38.6%, without recording a single negative quarter.

Detached and semi-detached houses in San Bartolomé de Tirajana tell a more measured story. House asking prices averaged €4,847.9/m² in Q3 2026, up 28.6% (+€1,077.0/m²) from €3,770.9/m² in Q1 2023, per CASAFARI Area Insights. However, since reaching a peak of €4,942.9/m² in Q3 2025, the house series has moved sideways between €4,806.6/m² and €4,870.0/m² for four consecutive quarters, leaving Q3 2026 1.9% (-€95.0/m²) below a year earlier. As apartments kept climbing, the asking-price premium of houses over apartments narrowed from 13.2% in Q1 2023 to 5.0% in Q3 2026.

These figures track what sellers ask across indexed listings in the whole municipality with outliers excluded, not what buyers ultimately pay at the notary. At the Q3 2026 municipal average, a 55 m² one-bedroom apartment asks roughly €254,000, while a 120 m² villa asks around €582,000. Because that municipal average blends seafront resorts with inland villages, buyers run a valuation with Comparables for a specific complex before putting an offer in writing.

Where is Maspalomas, and what does the municipality actually contain?

When international buyers say Maspalomas, they usually mean the entire southern resort strip of Gran Canaria. Administratively, all of it sits inside the municipality of San Bartolomé de Tirajana, which stretches from the dunes on the Atlantic coast up into the central volcanic caldera. The CASAFARI Area Insights series for location id 309742 covers this whole municipal territory: Maspalomas, Playa del Inglés, San Agustín, Meloneras, Pasito Blanco, Sonnenland, Monte León, the residential towns of San Fernando and El Tablero, and the mountain interior around Tunte and Fataga.

The municipality had around 55,000 registered inhabitants on 1 January 2025 (54,925 according to the INE annual census), with 5,887 registered in Playa del Inglés, 1,866 in San Agustín and 491 in the historic mountain capital of Tunte. On the coast, tourist beds vastly outnumber permanent residents. Gran Canaria Airport lies 25 to 30 kilometres north-east along the GC-1 motorway, putting the island's capital, Las Palmas de Gran Canaria, about 40 minutes away by car.

Buyers weighing the south coast almost always compare San Bartolomé de Tirajana with its western neighbour, Mogán, which holds Puerto Rico and Puerto de Mogán. For context, the idealista price report for Las Palmas province put Mogán's average asking price at €4,612/m² in September 2026 (+10.5% year on year), though portal indices use a different methodology from CASAFARI. Readers looking beyond the Canary Islands can also compare our guide to the Spanish property market and the profile of Mallorca, the other island market foreign buyers weigh against Gran Canaria.

How do Playa del Inglés, Meloneras, San Fernando and the interior differ for a buyer?

Four distinct property markets share the municipality of San Bartolomé de Tirajana, and each answers a different brief:

Sub-market	Typical stock	Primary buyer profile	Key check before offering
Playa del Inglés, Campo Internacional, San Agustín	1- and 2-bedroom apartments and single-storey bungalows in 1970s–80s complexes	Winter residents, northern European retirees, yield-focused buyers	Tourist vs residential land classification; community fees and pool renovation levies
Meloneras, Pasito Blanco, Monte León, Sonnenland	Modern villas, detached houses on large plots, upscale townhouses	High-budget second-home buyers, yacht owners (Pasito Blanco), long-stay families	Planning status on coastal plots; thinner listing sample makes individual valuation essential
San Fernando de Maspalomas, El Tablero	Residential flats, townhouses, local amenities, pockets of new build	Island workers, permanent foreign residents, long-term rental investors	Residential zoning and long-term tenant demand
Tunte, Fataga, Tirajana valley	Traditional Canarian village houses, rural fincas	Domestic buyers, nature-focused relocators	Rural land registry boundaries and water rights

In Playa del Inglés, Campo Internacional and San Agustín, the stock is dominated by low-rise bungalow complexes and apartment blocks built during the tourism expansion of the 1970s and 1980s. Buyers here must scrutinise the community accounts, upcoming refurbishment budgets and, above all, whether the plot sits on tourist-classified land.

Meloneras, the marina enclave of Pasito Blanco, Sonnenland and the hillside estates of Monte León account for most of the municipality's detached villas and high-value houses. Because fewer properties change hands here in any given quarter, this segment drives the municipal house series and explains why its quarterly curve is jumpier than the apartment curve.

Just inland from the GC-1 highway, San Fernando and El Tablero function as everyday Canarian towns with schools, supermarkets and municipal services. This is the genuine primary-residence market of San Bartolomé de Tirajana, and one of the few places where residential land allows new housing supply. A simple rule of thumb applies across the municipality: the first question at a viewing is the land classification of the complex, not the sea view.

Can you still let a Maspalomas apartment to tourists under Ley 6/2025?

In the municipality of San Bartolomé de Tirajana, short-term letting is now governed by Ley 6/2025, de 10 de diciembre, de Ordenación Sostenible del Uso Turístico de Viviendas. Passed by the Parliament of the Canary Islands on 12 November 2025, according to the Gobierno de Canarias announcement of the holiday-let law, the law was published in BOC nº 246 on 12 December 2025 and entered into force on 13 December 2025, as reported by Canarias7 on the entry into force of Ley 6/2025.

Under Ley 6/2025, holiday letting ceases to be an automatic right attached to a dwelling and becomes a use conditioned on municipal urban planning. At least 90% of residential land must be reserved for permanent residential use, new-build homes face a 10-year waiting period before they can be used as holiday lets, and owners with existing, validly registered holiday homes were granted a five-year transitional regime from the law's entry into force.

For a buyer or user of CASAFARI tools for property investors, this creates a sharp two-tier market. An apartment that holds a valid registration filed before December 2025 is a fundamentally different asset from an unregistered unit next door, and buyers must verify both the registration number and the exact status of the complex with their lawyer. Furthermore, much of Playa del Inglés and Maspalomas sits on tourist-classified land subject to the principle of unity of exploitation (unidad de explotación), where letting must legally run through a single complex operator and permanent residential registration may be restricted by the Ayuntamiento de San Bartolomé de Tirajana. As a result, many small investors have shifted their focus toward long-term residential letting in San Fernando and El Tablero.

Who is buying in Maspalomas, and is foreign demand holding up?

International buyers remain the cornerstone of the southern Gran Canaria market. Across the archipelago, foreign buyers signed 25.65% of all home purchases in 2025 (compared with 13.82% across Spain), making the Canary Islands the third most international region in the country behind the Balearics (29.86%) and the Comunitat Valenciana (27.65%), according to the Colegio de Registradores' 2025 annual statistics. In Q4 2025, the foreign share in the Canaries stood at 23.12% (Spain: 13.52%), with British (7.93%), Dutch (6.77%) and German (6.65%) buyers leading nationally per the Registradores property statistics, Q4 2025. In Las Palmas province, which includes Gran Canaria, foreigners accounted for 21.49% of purchases in Q3 2025.

In San Bartolomé de Tirajana, that demand comes from three overlapping groups: northern European retirees and second-home buyers from Germany, Italy, the Nordic countries, the Netherlands, the UK and Ireland; foreign residents already working on the island; and domestic buyers from Las Palmas. Even so, transaction volumes have cooled from their post-pandemic peak. In the second half of 2025, foreigners bought 3,667 homes across the Canary Islands, a 10.8% drop year on year, with purchases by non-resident foreigners down 15.1% while resident foreigners signed 62.8% of the total, according to Registradores data reported by Canarias7 on the fall in foreign purchases in H2 2025.

Price momentum remains positive across both listing and transaction indices, though they measure different things over different periods. While CASAFARI Area Insights shows apartment asking prices in San Bartolomé de Tirajana up 7.8% year on year in Q3 2026 (and houses at -1.9%), the transaction-based INE house price index, Q2 2026 (published 7 September 2026) recorded an 11.0% annual rise across the Canary Islands—its 45th consecutive quarter of growth—and 12.2% across Spain as a whole (7.4% for new homes and 12.9% for resale). To follow how these regional numbers compare with mainland cities, see our overview of property market trends across Spain.

What taxes and costs come with buying in Gran Canaria?

Because the Canary Islands have their own fiscal regime within Spain, acquisition taxes in San Bartolomé de Tirajana are lower than in most mainland coastal regions:

• Resale properties (ITP): Buyers of existing homes pay Property Transfer Tax (Impuesto sobre Transmisiones Patrimoniales) at a general rate of 6.5%, calculated on the higher of the deed price or the cadastral reference value (valor de referencia). Under Ley 9/2025 (the 2026 regional budget, published in BOC nº 256 of 29 December 2025), a reduced 5% rate applies to a primary residence up to €200,000, alongside lower brackets for young buyers, large families and buyers with disabilities, as detailed in the summary of ITP rates in the Canary Islands for 2026. ITP must be paid to the Agencia Tributaria Canaria within 30 working days of signing.
• New-build properties (IGIC and AJD): Instead of Spain's 10% mainland VAT, the first delivery of a new home by a developer in the Canary Islands pays IGIC (Impuesto General Indirecto Canario) at the general rate of 7% (with reduced rates of 5%, 3% or 0% for qualifying primary-residence buyers and protected housing), plus AJD stamp duty (Actos Jurídicos Documentados) of up to 1%, according to 2026 tax guides on IGIC and AJD on new homes in the Canary Islands.
• Notary, registry and legal fees: Adding notary fees, land registry inscription and independent legal representation, buyers should budget between 8% and 12% on top of the purchase price, and check the cadastral reference value before making an offer.
• Ongoing annual taxes: Once registered, all owners pay municipal property tax (IBI) to the Ayuntamiento de San Bartolomé de Tirajana, and non-resident owners must file annual Non-Resident Income Tax (IRNR).

How to check a Maspalomas price before you offer

Municipal averages set the baseline, but in San Bartolomé de Tirajana two apartments 300 metres apart can sit on different land classifications, carry different community budgets and ask very different prices per square metre. Every quarterly figure in this guide is drawn directly from CASAFARI Area Insights for location id 309742.

Before making an offer—or if you are an owner looking for an online valuation of a Gran Canaria home—the practical workflow is to move from the municipality to the building. Start with Property Sourcing to see every listing of a complex across portals, which groups duplicate agency adverts into a single property record and reveals how long a bungalow has been on the market and whether its asking price has been cut. Then run a complex-level report using a valuation with Comparables for a specific complex to benchmark the exact floor area, terrace size and condition against competing units.

For developers, analysts and investment teams building their own models, the same quarterly series and property-level valuations are available programmatically through the Area Insights API documentation and the Comparables and valuation API documentation, where each query is metered in tokens. In Maspalomas, the price per square metre is your starting point; the land classification, the holiday-let registration and the community accounts decide the deal. To explore the live data for San Bartolomé de Tirajana, visit CASAFARI Area Insights or create a CASAFARI account on platform.casafari.com.