The real estate market in the Nervión-Ibaizabal region is currently characterized by a sustained rise in prices, a lack of supply from real estate agencies, and a significant number of empty homes. The main municipalities in the region, such as Basauri, Galdakao, Etxebarri, and Arrigorriaga, share a similar diagnosis: it is increasingly difficult to access a home, whether for ownership or rent.
Data provided by the Department of Housing and Urban Agenda of the Basque Government show that the demand for public housing is growing. By early 2026, there were 7,369 registered applicants in Etxebide compared to 7,128 in 2025, representing a 3.4% increase. Breaking down these figures, Basauri concentrates the highest number of applications, a total of 3,810, with almost three thousand seeking a social rental apartment and 817 looking to buy. Below this locality is Galdakao, with 1,436 applications, including 1,027 for rent and 409 for purchase. In Etxebarri, 811 people are waiting to move into a VPO for rent, and another 531 are willing to buy. Finally, in Arrigorriaga, 781 people have applied for a social apartment, with only 194 doing so to acquire it.
To address the problem of scarce supply, these localities have explored various options. Among them, a surcharge on the Property Tax (IBI) for empty homes to encourage their mobilization. In Basauri's case, a 150% surcharge is currently applied to unoccupied homes. In return, a 99% IBI bonus is offered to owners who lease their apartment through rental programs like Bizigune or ASAP. Municipal sources emphasize that “this surcharge is currently being applied to about 600 homes, representing approximately 3.1% of the total housing stock.” Similarly, Galdakao implements a comparable measure. Since 2017, it has had a 150% IBI surcharge for empty houses, and as a new incentive, those who rent out these properties will receive a 90% bonus. In Arrigorriaga, this surcharge has not yet been implemented, but the City Council plans to send letters to over 500 owners whose homes have no registered occupants, informing them that next year the IBI will increase by 150% for those that remain empty, and offering the alternative of renting their homes through the Basque Government's Alokabide program.
There are very few apartments for sale, and what is available is extremely expensive; prices have easily risen by 30%.
Adding to this problem is the lack of supply: with few available homes and sustained buying interest, prices are soaring. At the Amuriza real estate agency in Galdakao, they state that “there are very few apartments for sale, and what is available is extremely expensive; prices have easily risen by 30%.” However, they also assure that, with “so little to choose from, everything sells.” This opinion is echoed in other establishments dedicated to the sale and rental of apartments and houses in the region.
The latest data collected by the GIS tool of the Rental Market Statistics (EMAL) show this upward trend in prices. In Basauri, rents increased by about 2.1%, from 694 euros in 2024 to 708.8 euros in June 2025. A similar trend is observed in Arrigorriaga, where the increase was from 685.8 to 700.9 euros. In Etxebarri, it went from 805.7 to 813.4 euros, indicating it remains the most expensive locality for rental living. Finally, Galdakao stands at 740.7 euros compared to the 725.7 recorded the previous year.
