Indautxu
€5,601/m²Asking price, August 2026390.000 - 900.000 €Implied for a 70 to 160 m² homeIt is priced above the municipal asking figure.
350.975
Population
14.7°C
Annual mean
12.3%
Foreign residents
€4,201
Avg €/m²
Updated 19 Sept 2026How we source our data →
Living in Bilbao
Bilbao is a working Basque city shaped by the Nervión estuary, where the riverfront now runs through the centre as a continuous walkable stretch of parks and promenade. The Guggenheim is its most recognisable landmark, but daily life is not confined to its surroundings. Abando and Indautxu provide the central commercial streets, Deusto has its own established centre across the water, and the Casco Viejo remains an active district of shops, pintxo bars and homes rather than a preserved historic enclave.
The old town grew into the traditional Siete Calles and still carries Bilbao's medieval street pattern. Elsewhere, the city's transport network makes it possible to cross Bilbao and continue towards towns and beaches outside the municipality without relying entirely on a car. Basque and Spanish are both official languages, and buyers will encounter both in public services, schools, signs and everyday cultural life.
Bilbao suits buyers who want a culturally confident northern city with strong public transport, a regenerated waterfront and the coast within reach, but the trade-off is persistent rain and asking prices that rise sharply in the most central districts.
The verdict
Honestly considered, both sides.
The upside is real. So is the downside. Both matter more than any brochure will admit.
The case for
The riverfront works as public space
Parks and promenade form a continuous walkable route through the centre, linking the Guggenheim area with residential and commercial districts.
Food is part of daily life
Pintxo bars cluster through the Casco Viejo and Indautxu, while Bilbao and the wider Basque Country offer a notable choice of Michelin-starred restaurants.
Public transport reaches beyond the centre
Metro lines 1, 2 and 3 cover city districts and continue towards towns and beaches outside Bilbao.
The old and new city sit close together
The Siete Calles, the central shopping streets and the contemporary riverfront can all form part of the same day on foot.
The case against
Rain is a year-round consideration
The airport station in Loiu records 1,134 mm of rain a year and 124 days with at least one millimetre of rain in the 1981 to 2010 normals.
Central asking prices are high
Indautxu and Abando - Albia sit well above Bilbao's municipal asking figure, so buyers trading up for the centre need a materially larger budget.
A proposed metro line is not a current service
Funding and construction decisions for line 4 should not be treated as an operating connection when choosing a home.
San Ignacio has no annual movement figure
Its August 2026 asking price is published, but there is no annual comparison for that district.
Editor's note
Where you might be better off elsewhere
Choose San Sebastián if beaches and a smaller coastal setting matter more than Bilbao's broader urban range. Santander offers another northern waterfront city with a different pace and a more open relationship with the sea.
Look at Oviedo if you prefer an inland northern capital, or Logroño if wine country, a smaller centre and a drier setting carry more weight than Bilbao's estuary, cultural institutions and metropolitan transport.
Bilbao on the map
Lifestyle data
Climate
J
F
M
A
M
J
J
A
S
O
N
D
Low 9.3°CHigh 20.9°C
- Annual mean
- 14.7°C
- Rain days
- 124/yr
Loiu municipality, station: Bilbao Aeropuerto, 5 km north east
Average 1981-2010 · AEMET
Property market
€4,201
/m²
+10.6% year on year
Updated 1 Aug 2026
Access
BILBAO AIRPORT
Bilbao · BIO
Community
12.3%
Foreign residents
INE Annual Population Census, nationality basis, 1 January 2025
Bilbao neighborhoods
Where to live and what to expect at each price point.
Abando - Albia
€5,483/m²Asking price, August 2026380.000 - 880.000 €Implied for a 70 to 160 m² homeIt is priced above the municipal asking figure, and it is moving in line with the municipality's pace over the year.
Deusto
€4,448/m²Asking price, August 2026310.000 - 710.000 €Implied for a 70 to 160 m² homeIt is priced above the municipal asking figure.
Basurto - Zorroza
€4,296/m²Asking price, August 2026300.000 - 690.000 €Implied for a 70 to 160 m² homeIt is priced close to the municipal asking figure, and it is rising faster than the municipality over the year.
Uribarri
€3,728/m²Asking price, August 2026260.000 - 600.000 €Implied for a 70 to 160 m² homeIt is priced below the municipal asking figure, and it is rising more slowly than the municipality over the year.
Rekalde
€3,835/m²Asking price, August 2026270.000 - 610.000 €Implied for a 70 to 160 m² homeIt is priced below the municipal asking figure.
Casco Viejo
€3,512/m²Asking price, August 2026250.000 - 560.000 €Implied for a 70 to 160 m² homeIt is priced below the municipal asking figure, and it is rising more slowly than the municipality over the year.
Begoña - Santutxu
€3,634/m²Asking price, August 2026250.000 - 580.000 €Implied for a 70 to 160 m² homeIt is priced below the municipal asking figure, and it is moving in line with the municipality's pace over the year.
San Ignacio
€3,606/m²Asking price, August 2026250.000 - 580.000 €Implied for a 70 to 160 m² homeIt is priced below the municipal asking figure.
Ibaiondo
€3,284/m²Asking price, August 2026230.000 - 530.000 €Implied for a 70 to 160 m² homeIt is priced below the municipal asking figure, and it is rising more slowly than the municipality over the year.
Otxarkoaga - Txurdinaga
€2,925/m²Asking price, August 2026200.000 - 470.000 €Implied for a 70 to 160 m² homeIt is priced below the municipal asking figure.
Bilbao FAQ
Honest answers to the questions buyers actually ask.
What is Bilbao like to live in?+
It is a compact working city with a walkable centre, an active old town, a long riverfront and public transport that reaches well beyond the central districts.
Is Bilbao easy to manage without a car?+
Many central journeys can be made on foot, by metro or by tram. Metro lines 1, 2 and 3 also connect Bilbao with surrounding towns, although the usefulness of any address depends on its specific station and slope.
What is the weather like in Bilbao?+
Winters are generally mild, summers are moderate and rain can arrive in every month. The published normals used on this page come from Bilbao Airport station in Loiu.
Is Basque widely visible in Bilbao?+
Basque and Spanish are both official. Buyers will see both in public services, education, signs and cultural life, while the balance in everyday conversation varies by setting.
What is Bilbao's food scene like?+
Pintxos are woven into social life in the Casco Viejo and Indautxu. Bilbao also has Michelin-starred restaurants, with further high-end dining across the Basque Country.
Can you reach beaches by public transport?+
Yes. The metro serves coastal towns including Getxo, Sopela and Plentzia, giving residents access to several beaches without driving.
Does Bilbao have direct international flights?+
Yes. The airport's current route list includes Amsterdam, Frankfurt and Dublin, although airline schedules change and should be checked before relying on a particular connection.
Where are the highest asking prices?+
In the August 2026 figures, Indautxu and Abando - Albia sit furthest above the municipal asking figure. The cards show each priced district's own figure and month.
What are the costs of buying property in Bilbao?+
When buying property in Bilbao, budget for property transfer tax (ITP) of 7%, plus roughly 3-4% in notary, land registry and legal fees. Agency commission is usually paid by the seller. On the mainland and the Balearics, new builds pay VAT (IVA) of 10% plus AJD stamp duty instead of ITP. Transfer tax is set by País Vasco rather than nationally, and reduced rates can apply for main homes and younger buyers.
What are the ongoing costs of owning property in Bilbao?+
Annual property ownership costs in Bilbao include IBI (property tax) of 0.4-1.1% of cadastral value, community fees (for apartments), rubbish collection tax (basura), utility bills, and property insurance. Budget approximately 2-4% of property value per year for all running costs. IBI is set by the town hall of Bilbao within a national band, so it is municipal rather than regional.
What taxes do I pay when selling property in Bilbao?+
When selling property in Bilbao, you pay capital gains tax (plusvalía) on the profit at rates of 19-26% depending on the gain amount. Non-residents have 3% of the sale price withheld at completion. You may also pay municipal capital gains tax. Main residence exemptions may apply for residents over 65. Capital gains tax is national, so it is the same in País Vasco as anywhere in Spain. Plusvalia municipal is set by the town hall of Bilbao and has had two calculation methods since the 2021 reform, so ask your lawyer which one is cheaper for you.
Can I still get a Golden Visa by buying property in Spain?+
No. Spain withdrew the Golden Visa property investment route in April 2025, so buying in Bilbao no longer leads to residency. Non-EU buyers who want to live in Spain apply for a separate permit instead, most often the non-lucrative visa (proof of income and private health insurance) or the digital nomad visa (remote work for non-Spanish clients). Ask an immigration lawyer which route fits your situation before you buy.
Transfer tax rates as of August 2026. Rates are set per autonomous community and do change. Confirm the current figures with a Spanish lawyer or tax adviser before you budget.
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