Seville property market: prices, trends and rules in 2026

Apartments for sale in Sevilla capital (metropolitan area) carried an average asking price of €3,019.8/m² in Q3 2026 according to CASAFARI Area Insights (location id 310639), up 5.5% on Q3 2025 and 36.4% since Q1 2023. These are asking prices from listings rather than transaction prices, and growth is slowing after a 1.0% dip from Q2 2026. For buyers, one rule stands out: since October 2024, no new tourist-let authorisations are granted in the historic centre or traditional Triana.

What does a flat in Seville cost in 2026?

In the spring of 2026, a buyer from London found a two-bedroom flat off a quiet courtyard in Santa Cruz, advertised as ready to let to visitors. Before a reservation deposit changed hands, her Seville lawyer checked the municipal planning file and delivered the uncomfortable truth: the neighbourhood is over the city's 10% tourist-housing limit, and without municipal change-of-use declarations the land registrar will not issue the registration number needed to advertise on booking platforms.

Stories like that have reshaped how international buyers look at the Andalusian capital. Unlike coastal resorts built around summer visitors, Seville is a working regional capital of 689,423 residents as of 1 January 2025, making it the fourth-largest municipality in Spain after Madrid, Barcelona and Valencia according to INE municipal population figures. People buy and rent here to work in the Junta de Andalucía administration, teach or study at its two public universities, or commute to the aerospace cluster at San Pablo and the technology park at Cartuja.

In Q3 2026 (the quarter starting 1 July 2026), the average asking price for an apartment in Sevilla capital (metropolitan area), location id 310639, stood at €3,019.8/m² in CASAFARI Area Insights. That figure is calculated from indexed portal and agency listings with outliers excluded, so it reflects what sellers ask rather than what buyers ultimately pay at the notary. Because CASAFARI's geographic entry blends the municipality with its metropolitan ring, the average for the city proper is likely higher than €3,019.8/m².

As a practical benchmark, a 90 m² apartment at the metropolitan average carries an asking price of roughly €272,000. In reality, the spread across the city is wide: period flats in Santa Cruz, along the Triana riverfront or in the broad avenues of Los Remedios sit well above that mark, while post-war housing stock in the southern and eastern districts trades comfortably below it.

Where is Seville, and which parts of the city do buyers actually look at?

Understanding Seville on a map starts with the Guadalquivir river and its canalised dock, the Dársena. On the east bank sits the vast Casco Antiguo, one of the largest historic centres in Europe. Immediately across the bridges to the west lie Triana and the mid-twentieth-century residential grid of Los Remedios, with the modern offices and research centres of Cartuja to the north-west. To the east of the old walls, Nervión and San Bernardo surround Santa Justa station, where the high-speed AVE train reaches Madrid in about two and a half hours; San Pablo airport lies ten kilometres further out along the A-4 motorway.

International and domestic buyers tend to divide the city into four distinct searches:

• Santa Cruz, Alfalfa and the core Casco Antiguo: The postcard Seville of narrow lanes around the Cathedral and Alcázar. Flats here are often smaller, set around shared patios, and carry high tourist pressure alongside strict conservation rules.
• Triana: Formerly the potters' and sailors' quarter across the Isabel II bridge, prized for its strong neighbourhood identity, market and river views.
• Los Remedios and Nervión: Where Sevillano families upgrade when they want lifts, garages, larger floor plates, school catchments and easy rail or metro links.
• Macarena and San Julián: Inside or beside the northern stretch of the old walls, offering a gentler entry price for buyers who want a walkable historic streetscape without paying prime Santa Cruz figures.

When the capital's asking prices stretch household budgets, local buyers look to the metropolitan ring. Municipalities such as Dos Hermanas to the south, Alcalá de Guadaíra to the south-east, and the Aljarafe towns of Mairena del Aljarafe, Tomares and Bormujos on the western escarpment absorb much of the city's primary-residence demand, helped by Metro Line 1 and the ongoing construction of Line 3.

Readers weighing Seville against other southern markets can compare the broader landscape in our guide to the Spanish property market, or contrast the inland capital with coastal dynamics in the Malaga property guide and the Cadiz guide, where many Sevillano families keep a summer home by the Atlantic.

Are prices in Seville still rising?

Prices in Sevilla capital (metropolitan area), location id 310639, are still higher than a year ago, +5.5% in Q3 2026 against €2,862.9/m² in Q3 2025, and sit 36.4% above the €2,214.3/m² recorded at the start of the CASAFARI Area Insights series in Q1 2023. Yet the story of 2026 is not runaway growth; it is a clear loss of speed.

Year-on-year growth in apartment asking prices built steadily through 2024 and 2025, climbing from +7.8% in Q1 2024 to +12.6% in Q1 2025 and peaking at +14.4% in Q4 2025 (€2,914.4/m² versus €2,546.8/m² a year earlier). Since that winter peak, the annual pace has more than halved in three quarters: +11.0% in Q1 2026, +8.2% in Q2 2026, and +5.5% in Q3 2026.

Q3 2026 also brought the first quarter-on-quarter dip across the fifteen quarters of the series, slipping 1.0% from the Q2 2026 peak of €3,050.2/m². Every quarter in the CASAFARI sale series for location id 310639 is populated with fresh data rather than repeated values, so the pause is genuine. Even so, a single summer quarter of −1.0% after a 36.4% cumulative climb should be read as a market catching its breath rather than a downturn.

Two wider forces help explain why sellers are testing the ceiling. First, local wage levels in Seville sit below the national average, leaving domestic affordability stretched after three years of brisk repricing. Second, transaction activity across Spain cooled in mid-2026: INE registered property transactions recorded 61,417 home sales nationally in July 2026 (published 25 September 2026), a fall of 5.1% year on year. You can follow how this plays out across regions on our current property market trends across Spain page.

Why do asking prices and official indices tell different stories?

Anyone reading Spanish property news in autumn 2026 will notice an apparent contradiction. While CASAFARI Area Insights shows apartment asking prices in Sevilla capital (metropolitan area), location id 310639, slowing to +5.5% year on year in Q3 2026, the official INE house price index, Q2 2026 (Índice de Precios de Vivienda, published 7 September 2026) reports transaction prices rising 11.9% year on year in Andalusia (9.0% for new homes, 12.5% for resale) and 12.2% across Spain as a whole.

Metric and Geography	Period	YoY Change	QoQ Change	Price Basis and Source
Sevilla capital (metropolitan area), apartments	Q3 2026	+5.5%	−1.0%	Asking prices, CASAFARI Area Insights (id 310639)
Sevilla capital (metropolitan area), apartments	Q2 2026	+8.2%	+2.3%	Asking prices, CASAFARI Area Insights (id 310639)
Andalusia, all dwellings	Q2 2026	+11.9%	+2.6%	Registered transactions, INE IPV
Spain, all dwellings	Q2 2026	+12.2%	+3.4%	Registered transactions, INE IPV

The gap comes down to timing and geography. Portal asking prices capture seller sentiment the week a home comes to market. Notarised deeds recorded in the INE index reflect sales agreed two to four months earlier and registered later still. When a market begins to cool, asking prices decelerate first while the registry index is still working through the backlog of spring agreements.

Geography matters too: the INE figure covers the whole of Andalusia, including high-growth international markets on the Costa del Sol, whereas the CASAFARI series isolates metropolitan Seville. For a buyer at the negotiating table today, the lesson is straightforward: do not let last quarter's regional headlines dictate your offer, and check Comparables and market studies for a specific flat to see what similar homes on the same street are actually asking—and which listings have been quietly reduced or withdrawn.

Can you still buy a flat in Seville to let to tourists?

For years, small investors bought one- and two-bedroom flats in the Casco Antiguo or Triana with the expectation of registering them as tourist accommodation (viviendas de uso turístico, or VUT). That route is now largely closed in the central districts.

On 17 October 2024, the city council definitively approved a maximum cap of 10% of existing family homes per neighbourhood across all 108 barrios, exercising powers granted by the Junta de Andalucía's Decreto 31/2024. According to Seville's Gerencia de Urbanismo on the tourist-let limit, eleven historic-centre barrios—Santa Cruz, Arenal, Alfalfa, San Bartolomé, Feria, Encarnación-Regina, Santa Catalina, San Lorenzo, San Gil and San Vicente—together with traditional Triana are already above the 10% threshold and receive no new VUT authorisations. Three bordering areas (San Julián, El Museo and San Bernardo, sitting between 5% and 10%) are under controlled growth, with the cap subject to review after one year and every four years thereafter. At the time of the October 2024 vote, Hosteltur's report on the 9,695 registered tourist homes noted that the city's existing registrations were heavily concentrated in those twelve central neighbourhoods, even though a 10% ceiling across the entire city would theoretically allow around 32,400 units in outer districts.

Even where a flat is advertised "with a tourist licence", buyers face a second hurdle in planning and registry law. Under Modificación Puntual 44 of the Seville general urban plan (PGOU), in force since 8 June 2022, tourist letting is classified as a tertiary hospedaje (hospitality) use rather than residential. As confirmed by the BOE resolution on short-term rental registration in Seville (DGSJFP resolution of 10 December 2025, published 13 March 2026), Seville land registrars require the municipal declaraciones responsables of change of use and first occupation before they will issue the national short-term rental registration number created by Real Decreto 1312/2024. Without that registry number, a property cannot legally be marketed on short-term booking platforms.

As a result, cross-border buyers looking for income are shifting toward standard long-term residential leases for local professionals, medium-term seasonal lets (arrendamientos de temporada) for visiting academics and corporate staff, or whole-building apartamentos turísticos governed by regional hospitality rules. You can explore how professional buyers model these shifts on our page covering how investors use CASAFARI data.

What does buying in Seville cost beyond the price?

Whether you are resident in Spain or buying from abroad, transaction taxes in Andalusia are identical and should be budgeted on top of the purchase price. According to the Agencia Tributaria de Andalucía rules in force in 2026, buying a resale home attracts Property Transfer Tax (Impuesto sobre Transmisiones Patrimoniales, ITP) at a general rate of 7%. Reduced rates apply to buyers acquiring a main residence below statutory price thresholds: 6% for a main home up to €150,000, and 3.5% for buyers under 35, large families or buyers with recognised disabilities within the applicable limits.

If you buy a brand-new apartment directly from a developer, ITP is replaced by Value Added Tax (IVA) at 10% plus Stamp Duty (Actos Jurídicos Documentados, AJD) at the general Andalusian rate of 1.2%. Adding notary fees, land registry inscription and independent legal representation typically brings total purchase costs to between 9% and 12% of the agreed price.

Foreign citizens can purchase property in Seville without restrictions; the practical essentials are a foreigner tax identification number (NIE), a Spanish bank account for tax and utility direct debits, and an independent conveyancing lawyer to check registry charges, community statutes and planning compliance. Before committing to an asking price, run an online valuation of a Seville property alongside a street-level Comparables check so your offer reflects current listings rather than last year's sentiment.

How to reproduce these figures with CASAFARI

Every price figure in this guide comes directly from CASAFARI's real estate data index and can be reproduced in a few seconds by analysts, agents or developers.

In the CASAFARI Location Lookup service, searching for Sevilla capital resolves to location id 310639 (Spain › Andalusia › Sevilla › Sevilla capital), classified as a region entry covering the metropolitan area because the location dictionary does not hold a separate city-kind record for the municipality. Querying sale_apartment_psqm on a quarterly frequency from Q1 2023 to Q3 2026 returns the fifteen-quarter series charted above, ending at €3,019.8/m² in Q3 2026.

If you are building automated market reports, valuation models or investment screens, you can run the exact same request programmatically through the Area Insights API documentation and pair it with street-level listings via the Comparables and valuation API documentation. Teams working inside an AI assistant can also query the location dictionary and time series directly through Casafari MCP for AI assistants.

API and MCP calls are metered in tokens—separate from OAuth access tokens—so your team can pull metropolitan trends and property-level comparables from a single balance. To inspect the Seville series yourself or test the endpoints, create a CASAFARI account and API key on platform.casafari.com or explore our CASAFARI Area Insights product page.