Ibiza Property Market
Below is our unique, data-backed guide to the Ibiza property market:
- Snapshot of Ibiza Villas and Houses
- Price Band Distribution of Villas and Houses
- Percentage of Ibiza Villa Listings above Price Point
- Snapshot of Ibiza Apartments and Penthouses
- Price Band Distribution of Apartments
- Percentage of Ibiza Apartment Listings Above Price Points
- Price Trends: Ibiza Municipalities (2016–2025)
- Price Trends: Spain vs Ibiza (2016–2025)
- Ibiza Rental Yields
Our approach uses in-house analysis of live listings on Kyero – with a data set of 2,042 Ibiza listings as of 24 July 2025 – and breaks it down by property type: villas and houses vs. apartments and penthouses. For historical price trends, we use a decade’s worth of cleaned data from Idealista. Our goal is simple: to give you a clear, comprehensive, and independent view of the market, so property investors can make confident, well-informed decisions about Ibiza real estate
Snapshot of Ibiza Villas and Houses
| Price Band (€) | Listings | % of Total |
|---|---|---|
| €0–500K | 9 | 0.7% |
| €500K–1M | 85 | 6.8% |
| €1M–1.5M | 104 | 8.3% |
| €1.5M–2M | 119 | 9.5% |
| €2M–2.5M | 87 | 6.9% |
| €2.5M–3M | 135 | 10.7% |
| €3M–3.5M | 129 | 10.3% |
| €3.5M–4M | 131 | 10.4% |
| €4M–5M | 129 | 10.3% |
| €5M–7.5M | 204 | 16.2% |
| €7.5M–10M | 67 | 5.3% |
| €10M–15M | 35 | 2.8% |
| €15M–20M | 12 | 1.0% |
| Over €20M | 10 | 0.8% |
Average listing price for Ibiza villas and houses: €4,206,807
Calculated using weighted averages
Percentage of Ibiza Villa Listings above Price Point
| Over €500K: • Ibiza: 99.3% |
Over €1M: • Ibiza: 92.5% |
Over €2M: • Ibiza: 77.4% |
| Over €3M: • Ibiza: 60.5% |
Over €5M: • Ibiza: 28.1% |
Over €10M: • Ibiza: 4.6% |
As a clear justification of Ibiza’s status as a luxury investment destination, the most common price bracket for villas and houses is €5–7.5 million, and a staggering 77.4% are priced over €2 million. To put this in perspective, only around 9% of homes in London are valued at £1 million or more, according to the Evening Standard. For those looking for an affordable villa or house in Ibiza, just 7.5% of listings are priced under €1 million.
60% of Ibiza villas and houses are priced over €2 million, and nearly a third command price tags of at least €5 million. The distribution extends well into the super-luxury sector - even at the €10 million level, around 5% of listings are priced at this point or beyond.
Price Band Distribution of Villas and Houses
Source: Kyero
Snapshot of Ibiza Apartments and Penthouses
| Price Band (€) | Listings | % of Total |
|---|---|---|
| €0–200K | 0 | 0% |
| €200K–300K | 35 | 4% |
| €300K–400K | 38 | 5% |
| €400K–500K | 37 | 5% |
| €500K–600K | 65 | 8% |
| €600K–700K | 101 | 13% |
| €700K–800K | 106 | 13% |
| €800K–900K | 72 | 9% |
| €900K–1M | 41 | 5% |
| €1M–1.25M | 66 | 8% |
| €1.25M–1.5M | 65 | 8% |
| €1.5M–1.75M | 46 | 6% |
| €1.75M–2M | 25 | 3% |
| €2M–2.5M | 30 | 4% |
| €2.5M–3M | 21 | 3% |
| €3M–4M | 24 | 3% |
| Over €4M | 14 | 2% |
Average listing price for Ibiza apartments and penthouses: €1,142,920
Calculated using weighted averages
Percentage of Ibiza Apartment Listings Above Price Points
| Over €500K: • Ibiza: 82.9% |
Over €1M: • Ibiza: 54.9% |
Over €2M: • Ibiza: 24.2% |
| Over €3M: • Ibiza: 10.2% |
Over €4M: • Ibiza: 4.0% |
Over €5M: • Ibiza: 1.0% |
Looking at the price distribution of apartments and penthouses in Ibiza, the most common price band is between €600K and €800K, with over a quarter of the total units falling into this bracket. Reconfirming the luxury status shown by the price distribution of its villas, over half of the apartment listings are priced above €1 million, and nearly a quarter are above €2 million. As a point of reference, according to Spain-Real.Estate.com, as of 31st July 2025, the average price of an apartment in Madrid is €648,789. According to Idealista (July 2025), Madrid is 76% more expensive than the Spanish average - this compares to our average apartment price for Ibiza of €1,142,920.
Share of Sub-€500K Apartments in Ibiza Compared to the Balearics
To put the affordability of apartments into perspective, in percentage terms, nearly twice as many apartments are priced under €500K across the Balearic region compared to Ibiza - in other words, sub-€500K apartments are twice as rare in Ibiza.
| Source | % Under €500K |
|---|---|
| Kyero & Idealista (Balearics) | 35.8% |
| Ibiza only | 17.1% |
Note, Balearic figures sourced from 13,530 listings across Kyero and Idealista on 31st July 2025.
Price Band Distribution of Apartments
Price Trends: Ibiza Municipalities (2016–2025)
| Year | Eivissa | Sant Antoni de Portmany | Sant Joan de Labritja | Sant Josep de Sa Talaia | Santa Eulalia del Río |
|---|---|---|---|---|---|
| Y/E May 2025 | €6,625 | €6,702 | €7,898 | €7,089 | €7,532 |
| Y/E May 2024 | €6,585 | €5,536 | €7,349 | €6,743 | €7,028 |
| Y/E May 2023 | €5,576 | €5,333 | €7,067 | €6,387 | €6,426 |
| Y/E May 2022 | €5,240 | €4,175 | €6,189 | €5,626 | €5,628 |
| Y/E May 2021 | €4,840 | €3,770 | €6,243 | €4,939 | €4,913 |
| Y/E May 2020 | €5,019 | €4,051 | €5,468 | €5,011 | €4,772 |
| Y/E May 2019 | €5,186 | €3,954 | €5,252 | €5,004 | €4,757 |
| Y/E May 2018 | €5,040 | €3,753 | €5,597 | €4,750 | €4,498 |
| Y/E May 2017 | €4,457 | €3,347 | €4,457 | €3,948 | €3,899 |
| Y/E May 2016 | €3,858 | €2,637 | €3,385 | €3,339 | €3,399 |
Weighted Avg 2016: €3,452.28
Weighted Avg 2025: €6,945.46
Total Price Increase: +101.18%
Compound Annual Growth Rate (CAGR): 8.08%
Price Trends: Spain vs Ibiza (2016–2025)
| Year | Spain (€) | Ibiza (€) |
|---|---|---|
| Y/E May 2025 | €2391 | €6945 |
| Y/E May 2024 | €2120 | €6578 |
| Y/E May 2023 | €1976 | €5963 |
| Y/E May 2022 | €1844 | €5302 |
| Y/E May 2021 | €1786 | €4784 |
| Y/E May 2020 | €1716 | €4868 |
| Y/E May 2019 | €1693 | €4908 |
| Y/E May 2018 | €1608 | €4721 |
| Y/E May 2017 | €1512 | €4072 |
| Y/E May 2016 | €1512 | €3452 |
On a per sqm basis, as of end June 2025, Ibiza is 190.5% more expensive than the average for Spain.
Compound Annual Growth Rate (CAGR) for Spain: 5.22%
Compound Annual Growth Rate (CAGR) for Ibiza: 8.08%
Ibiza's CAGR is 54.79% higher than Spain's CAGR.
Ibiza's resilience in the face of significant global challenges is clearly illustrated by the way the market rebounded aggressively following the Covid pandemic. In 2020, Ibiza’s average price was €4,868, only slightly above €4,784 in 2021, showing remarkable price stability during peak COVID uncertainty. But by 2022, prices had surged to €5,302, and continued accelerating through 2023 (€5,963), 2024 (€6,578), and 2025 (€6,945). Between 2021 and 2023 alone, Ibiza’s market grew by 24.7%, while Spain’s national average rose just 10.6%, a sharp divergence that signals the beginning of a stronger growth phase, clearly visible in the change in gradient on the chart.
Source: Idealista
This graph highlights the structural strengths that underpin the Balearic market, and Ibiza in particular. Across the region, demand is led by high-net-worth individuals, second-home buyers, and tourism-driven investors, many of whom first encounter the islands as visitors. Leverage is typically low, and buyers are generally more resilient to global credit cycles. What sets Ibiza apart is the strength of two additional demand drivers: first, the island’s global reputation for glamour and exclusivity attracts a jet-set lifestyle segment willing to pay a premium; second, there is a deep and consistent buyer base seeking authentic fincas and country homes in the island’s interior. Together, these factors create a uniquely diverse and resilient buyer pool. Ibiza’s compound annual growth rate since 2016 has been more than 50% higher than Spain’s, clear evidence of its position as the most robust property market in the Balearics. It is also the most expensive island in the region in practical terms, excluding Formentera, which is not a major market and is largely composed of national parkland.
Ibiza Rental Yields
| Municipality | 2024 Average Rent (€/m²) |
|---|---|
| Eivissa | €27.72 |
| Sant Antoni de Portmany | €21.20 |
| Sant Josep de Sa Talaia | €24.66 |
| Santa Eulalia del Río | €24.31 |
| Balearics (all islands) | €17.86 |
Gross Rental Yield: 4.27%
Based on data from Idealista, we used the average rental price per square metre for each month of 2024 to calculate a mean to use as an annual figure. We then computed an island-wide average using listing counts as of 27 July 2025 as weights, resulting in a rental average of €25.09/m²/month.
Using a weighted sales price of €7,055/m² — based on current listings across the same four municipalities — this gives a gross rental yield of 4.27%, calculated as (€25.09 × 12) ÷ €7,055.
Note: Our rental sample includes four Ibiza municipalities. We used current listing volumes for both rental and sales markets for these municipalities to calculate weighted averages. This ensures the gross yield figure reflects as accurately as possible the available properties across the island.
Our gross yield of 4.27% for Ibiza is comparable but somewhat lower than the equivalent figure for Spain as a whole (4.85%), also calculated using data from Idealista, so the relative difference should be accurate. As another point of reference, as of 27 July 2025, Zoopla is quoting a gross rental yield for London of 4.9%. However, we must make the distinction that these are for long-term rentals — Idealista advertises for rental periods of one month or more.
The real opportunity for high rental returns in Ibiza, not surprisingly, lies in short-term lets, allowing investors to capitalise on the thriving tourist sector, where net rental returns of 8% or more are achievable.
