Best Time to Buy Property in Galicia in 2025

Seasonality of the Galician real estate market

The Galician real estate market follows a clear seasonal pattern that, if well understood, can save you between 5% and 15% on your property purchase. Unlike Madrid or Barcelona, where the market is more uniform throughout the year, Galician coastal areas like the Costa da Morte, the Rías Baixas and the Salnés experience significant fluctuations linked to tourism, weather and school cycles.

According to data from the National Institute of Statistics (INE) and the Idealista portal, the average property price in Galicia in 2024 was €1,280/m², but this average hides large seasonal differences. In coastal areas like Cee, Corcubión or Fisterra, the variation between the peak summer price and the winter low can reach 12-15%.

The annual cycle divides into four clearly differentiated phases: winter low season (January-March), spring (April-June), summer high season (July-September) and autumn (October-December). Each phase has its advantages and disadvantages depending on your buyer profile.

Season-by-season summary

Winter (January-March): the hidden opportunity

January to March are, without a doubt, the best months for bargains on the Costa da Morte and throughout coastal Galicia. There are several fundamental reasons:

• Less competition: Most buyers are inactive after Christmas expenses and with holidays far away. Traffic on property portals drops 25-35% compared to summer.
• Motivated sellers: Owners who didn't manage to sell in summer are more willing to negotiate. Many have had their property on the market for months and need to close.
• Minimum prices: Prices are typically at their lowest point of the year. On the Costa da Morte, properties can be 8-12% below summer prices.
• Special bank conditions: Banks and developers offer favourable terms to close deals before the fiscal year-end (31 March for many institutions).

The disadvantages are the lower supply available and weather conditions that make viewings difficult. However, seeing a house in winter has a huge advantage: it allows you to detect moisture, heating and insulation problems that would be invisible in summer. A house with condensation or water ingress issues will show them mercilessly in January.

Concrete data from the area: in Corcubión, a 90 m² apartment listed at €120,000 in August can be negotiated down to €105,000-108,000 in February. In Cee, detached houses with land experience similar discounts.

Spring (April-June): the perfect balance

April to June sees the highest volume of new listings of the year. Owners prepare their homes for sale after winter, many carry out small improvements (painting, gardening) and the market fills with new opportunities. According to property portal data, supply can increase 30-40% compared to winter.

Advantages of buying in spring:

• Maximum variety: This is when the most new properties enter the market. You have more options to compare.
• Still reasonable prices: Prices haven't reached summer peaks. There's still room for negotiation of 3-5%.
• Favourable weather for viewings: Longer days and better weather allow you to properly evaluate exteriors, gardens and property orientation.
• Time for paperwork: If you start the process in spring, you can have the deeds signed before summer.

Spring is especially recommended for families looking for a primary residence who need to be settled before the school year starts in September.

Summer (July-September): peak prices but maximum exposure

Summer is the high season for both tourism and the Galician coastal property market. Prices reach their annual highs, with increases of 5-10% over the yearly average. This is due to several factors:

• Tourist buyers: Many foreigners (British, German, French) discover Galicia during their holidays and decide to buy a second residence on impulse.
• Better presentation: Properties look their best with good weather, blooming gardens and sunny days.
• Holiday rental pressure: Demand for holiday rentals pushes prices up, especially in areas like Fisterra, Muxía and northern Costa da Morte.

Summer strategy: If you visit in summer and fall in love with a property, resist the temptation to offer immediately. Take notes, contact the agent in October and make your offer when prices drop 5-8%. Sellers who didn't close in summer will be more receptive.

Pro tip: Summer is the best time to evaluate a property's holiday rental potential. Observe hotel occupancy, pedestrian traffic and commercial activity in the area. If you're buying for tourist rental, summer figures will give you the best estimate of income.

Autumn (October-December): the opportunity window

October to December are, for many experts, the best time to buy in Galicia. The reasons are compelling:

• Falling prices: Prices start dropping after summer. Sellers who listed in spring with high expectations start reducing.
• Reduced demand: Tourists have disappeared and many national buyers are focused on the start of the school year.
• Tax motivation: Owners want to close before 31 December to plan their tax returns. This makes them more flexible in negotiations.
• Still good supply: Many properties that came on the market in spring are still available and sellers are tired of waiting.

Specific data: in October-November, the average price on the Costa da Morte drops 5-8% compared to August. In Salnés and the Rías Baixas, the drop can be even greater, 8-10%, due to the strong tourism component of these areas.

How tourism affects prices on the Costa da Morte

The Costa da Morte has experienced a significant increase in tourism in recent years, driven by the popularity of the Camino de Santiago, Fisterra's recognition as an international destination and growing demand for rural and nature tourism. This phenomenon has a dual impact on the property market:

• Price increases in high season: July to September see a 5-10% increase in sale prices and 30-50% in rentals.
• New investor demand: Good holiday rental returns (6-10% gross annual yield) attract investors competing with primary residence buyers.
• Gradual gentrification: Towns like Fisterra and Muxía are seeing prices slowly approaching those of more established areas like Sanxenxo or Baiona.

However, the Costa da Morte remains one of the most affordable areas of the Galician coast, with average prices of €900-1,100/m² compared to €2,000-3,000/m² in Salnés or the Rías Baixas.

Negotiation strategies by season

The time of year doesn't only affect price — it also affects your negotiating power. Here are the most effective strategies for each season:

Winter strategies

• Direct offer with deadline: Present an offer 10-15% below the asking price with a 7-day validity period. The seller, pressured by market inactivity, will consider offers they'd reject in summer.
• Look for properties with time on market: Homes listed for more than 120 days are the most negotiable. In winter, there are many in this situation.
• Take advantage of fiscal year-ends: Before 31 March (fiscal year-end for many companies), banks sell their real estate assets with additional discounts of 10-20%.

Spring strategies

• Act fast with new listings: The best properties sell quickly in spring. Set up alerts on property portals and contact the agent within the first 48 hours.
• Negotiate improvements instead of price: If the seller won't lower the price, negotiate for them to include furniture, appliances or pending renovations.

Autumn strategies

• Argue the year-end: Sellers know that if they don't sell now, they'll have to wait until the following spring. Use this factor to apply pressure.
• Look for visible reductions: Many sellers have been progressively lowering the price. If a property has had 2-3 reductions, the seller is clearly motivated.

Buyer profile and the best time for each

Galician market data 2024-2025

To put this advice in context, here are the most relevant data points from the current Galician property market:

• Average price Galicia: €1,280/m² (INE, Q3 2024), 4.2% more than the previous year
• Costa da Morte: €900-1,100/m² average, with peaks of €1,400/m² for seafront properties in Fisterra
• A Coruña metropolitan area: €1,600-1,800/m²
• Santiago de Compostela: €1,900-2,100/m²
• Rías Baixas (Sanxenxo, O Grove): €2,000-3,000/m² in high season
• Number of transactions: Sales in Galicia grew 6% in 2024 compared to 2023
• Foreign buyer profile: Now represents 8-10% of purchases on the Costa da Morte, mainly British, German and French

Common mistakes by season

• Buying in August on impulse: The most frequent mistake. Prices are at their peak and the holiday atmosphere pushes hasty decisions.
• Waiting too long in winter: Although prices are low, the best properties do sell. If you find something you like, don't wait forever.
• Not considering seasonal renovation costs: Renovations started in autumn-winter can be 10-15% more expensive due to lower contractor availability and weather conditions.
• Ignoring tax timing: Buying before 31 December allows you to deduct expenses on the following year's tax return. Buying in January means waiting almost 16 months for the deduction.

Conclusion: when to buy your property in Galicia

The short answer is: the best time to buy depends on your profile. If you're an investor or looking for the best price, winter (January-March) is your season. If you want maximum variety for choosing your primary residence, spring (April-June) is ideal. If you want to evaluate the area's tourism potential, visit in summer but buy in autumn.

In any case, work with a local agent who knows the specific seasonality of each area. At Cristina Casas Galiza, we've spent years helping national and international buyers find the best opportunity on the Costa da Morte and surroundings.

Thinking about buying in Galicia? Explore our available properties or contact us to receive personalised alerts for new opportunities based on your budget and preferences.