Maspalomas Property Market: Where Prices Are Heading in 2026

The short version

Prices in San Bartolomé de Tirajana, the municipality that includes Maspalomas, Playa del Inglés, San Agustín and Meloneras, are at or close to record levels. What has changed in 2026 is the pace. Annual growth in asking prices has slowed, mortgage rates have turned upwards, and the new Canarian holiday rental law has changed the sums for some investors.

What the data says about prices

Asking prices in Maspalomas and the south

Fotocasa's price index, based on listings on its portal, put the average asking price in San Bartolomé de Tirajana at 4,719 euros per square metre in October 2026, 6.0% higher than a year earlier. The annual rate has eased steadily, from 15.4% in January to 10.7% in July. Month to month, prices have been broadly flat since reaching 4,763 euros in July.

Fotocasa's October figures within the municipality were:

• Maspalomas-Meloneras: 6,167 euros per square metre, up 5.0% on the year
• San Agustín-Bahía Feliz: 5,511 euros, up 16.8%
• Playa del Inglés: 5,496 euros, up 4.2%
• Sonnenland: 3,753 euros, up 9.5%

In neighbouring Mogán, Fotocasa's average asking price was 4,633 euros per square metre in October 2026, up 7.7% on the year, against annual growth of more than 20% each month from January to May 2026. For the province of Las Palmas, the figure was 2,528 euros, up 6.8%, after three consecutive monthly falls.

Sale prices and official indices

Asking prices are not sale prices. Registered and notarial figures show what buyers actually paid, but they appear later and the sources we found do not break them down for Maspalomas.

The Colegio de Registradores put the average registered price for the Canary Islands at 3,052 euros per square metre in the second quarter of 2026, the fifth highest of Spain's regions. The INE house price index, which tracks transaction prices, showed prices in the Canaries up 11% year on year in the same quarter, against 12.2% for Spain.

What is driving demand

International buyers

The two official sources point in different directions. The Colegio de Registradores reported that foreigners made 29.33% of home purchases in the Canaries in the second quarter of 2026, and 26.55% in the province of Las Palmas, against 15.98% nationally. The Consejo General del Notariado reported that purchases by foreigners in the Canaries fell 20.3% in the first half of 2026. One is a share of registered purchases in a quarter; the other is a count of notarised purchases over six months.

Limited new supply

Construction is picking up from a low base. Approvals for new homes in the Canaries rose 36.6% to 2,087 in January to April 2026, according to Ministry of Transport data published by the Canarian Government. Canarias7 reported in February 2026 that the regional target is 10,000 new homes a year, and that a deficit of around 40,000 homes lay behind the 2024 housing emergency decree.

Tourism and connectivity

Gran Canaria airport handled 15.8 million passengers in 2025, around 4% more than in 2024, according to Aena. Foreign tourist arrivals to the Canaries in January to August 2026 were 10.26 million, 0.5% below the same period of 2025, according to INE data.

The holiday rental law

Ley 6/2025, de 10 de diciembre, de Ordenación Sostenible del Uso Turístico de Viviendas was published in the Boletín Oficial de Canarias on 12 December 2025. The main points for investors:

• New holiday lets in residential homes need municipal planning that expressly allows them. Press reports at approval described a freeze of up to five years while town halls prepare those plans.
• The preamble sets a starting point that at least 80% of homes stay residential, or 90% on islands it describes as predominantly tourist. Press reports summarised this as a 10% cap.
• According to the same reports, new homes cannot be let to holidaymakers until ten years after completion, and protected housing (VPO) is excluded.
• Existing lawful holiday lets can continue under transitional rules. Ley 7/2026, in force since 15 August 2026, gives owners who registered before the law but never filed the town hall's comunicación previa until 31 July 2027 to do so, or stop.

Separately, since April 2025 national property law has allowed a community of owners to approve or refuse new holiday lets in its building by a three fifths majority.

In practice, a buyer who plans to let to holidaymakers can no longer assume a new registration will be possible. An apartment with an existing, compliant registration is a different asset from one without. Ask us to check the licence position before you commit.

Interest rates

The European Central Bank raised its deposit rate by a quarter point to 2.5% on 10 September 2026, its second rise since June, citing energy-driven inflation. The 12 month Euribor averaged 3.247% in September 2026, according to the Banco de España, up from about 2.2% a year earlier and the highest since July 2024.

Forecasts

In March 2026 BBVA Research forecast that Spanish house prices would rise 10.2% in 2026 and 6.8% in 2027, citing a shortage of supply. That forecast is national, and it predates the rate rises of June and September. We do not publish our own price forecast.

What this means for buyers

• Treat asking prices as a starting point and compare them with what similar homes have actually sold for.
• If you need a mortgage, budget at today's Euribor, not last year's.
• If rental income matters, confirm the holiday let status and paperwork before you sign anything.

What this means for sellers

• Price against today's market rather than the peak. Asking price growth is slowing and buyers who borrow are more sensitive to rates than a year ago.
• Have your documents ready, including the energy certificate and, where relevant, the holiday let registration.

Frequently asked questions

Are Maspalomas property prices still rising?

Asking prices in San Bartolomé de Tirajana were 6.0% higher in October 2026 than a year earlier, according to Fotocasa. Monthly figures have been flat to slightly lower since July, so growth is slowing.

Can I still buy an apartment to let to holidaymakers?

Only if it already has a registration that can lawfully continue, or if local planning allows new ones. Under Ley 6/2025, new holiday lets need express planning permission. Take legal advice on the specific property.

Are asking prices the same as sale prices?

No. Portal figures show what sellers are asking. Registry and notary figures show what buyers paid, and are published months later.

How many buyers in the Canaries are foreign?

The Colegio de Registradores reported 29.33% of purchases in the second quarter of 2026. The notaries reported that the number of foreign purchases fell 20.3% in the first half of 2026.

If you are thinking of buying or selling in Maspalomas or elsewhere in the south of Gran Canaria, read our Maspalomas area guide, ask for a free valuation of your home, or write to us at [email protected] for a straight answer on your property or your search.

Figures as of October 2026; we update this page as new data is published.