Vitoria-Gasteiz combines the Basque public administration (the Gobierno Vasco, or Basque Government, the Basque Parliament and the Diputación de Álava, the provincial council) with the Mercedes-Benz van plant. The result is the rental market with the most solvent tenant profile in northern Spain: civil servants on the highest public-sector salaries in the Spanish system and engineers from the car industry on salaries set by the Basque metalworking collective agreement.
The price per square metre in Vitoria in 2026
Vitoria has average prices of €2,000-2,800/m². The working-class neighbourhoods (Zaramaga, Adurza, Txagorritxu) have prices between €1,500 and €2,200/m². The new expansion neighbourhoods (Lakua, Senda del Rey) have prices of €2,200-3,000/m².
The neighbourhoods with the best ratio
- Zaramaga: A working-class neighbourhood in the north. Prices of €1,500-2,000/m². Demand from industrial workers and mid-ranking public-sector employees. Yields of 6.5% to 8.5%.
- Adurza: A working-class neighbourhood in the south-west. Prices of €1,600-2,100/m². Yields of 6% to 8%.
- Txagorritxu: A residential neighbourhood in the south. Prices of €1,700-2,200/m². Yields of 5.5% to 7.5%.
Mercedes-Benz: Vitoria's industrial anchor
The Vitoria plant builds the V-Class and the Vito, with more than 5,000 direct employees. Salaries under Álava's metalworking collective agreement are among the highest in the sector in Spain. The Mercedes worker is the most solvent tenant in the Vitoria market.
Álava's foral ITP: 4% on homes
The Diputación Foral de Álava (Álava's provincial government, which sets its own taxes under the Basque foral regime) applies a foral ITP (Impuesto sobre Transmisiones Patrimoniales, the property transfer tax) of 4% on the purchase of homes (6% if the buyer already owns more than five homes; 7% is reserved for commercial premises and other properties), which is competitive compared with the northern regions under the common tax regime (Galicia charges 8%; Asturias, 8% up to €300,000; and Cantabria, 9%, or 7% on a main residence up to €300,000). On a €200,000 purchase in Vitoria, the tax saving is €8,000 compared with Galicia and €12,000 compared with Catalonia.
Related resources: For the inventory of assets in Álava, see opportunities in Álava. For auctions in the Basque Country (where Vitoria has less competition than Bilbao), the article on auctions in the Basque Country has the full framework. For the comparison with Pamplona (the other foral market in the north), the article on Pamplona has the parallel analysis.
Buy with data, not gut feeling
RadarPro combines algorithmic calculations and artificial intelligence to analyse the market and spot the best property opportunities.
Create a free account →
