Property prices per m² by country in 2026: what a square metre costs in the markets we cover

How much does a square metre cost in the markets people actually buy in, and are the numbers comparable? This page collects the price figures from our own country guides. It contains no new research: every figure comes from one of the linked articles, which say where it came from and how reliable it is. Treat all of it as indicative.

Why you cannot compare these numbers directly

• Asking prices are not sold prices. Portal figures are usually asking prices and run above what buyers pay. Transaction medians (for example INE in Portugal or Statistik Austria) are lower.
• A city average hides everything. Prime districts and new builds sit well above the citywide figure, old blocks and outskirts below.
• Different measures. Some figures are new-build averages (Georgia, Montenegro), some are used-home medians, some are per square foot of built-up area (Dubai).
• Currency. Local-currency prices in Turkey, Thailand, Armenia or Bali move with the exchange rate; euro prices there can fall while local prices rise.

Use the list to compare orders of magnitude and trends, then read the country article for the definition behind each number. The list is grouped by region, not ranked.

Western and central Europe

• France: Paris about 9,700 euro per m² on portals (notary median near 9,900); Nice about 4,850-5,000; Lyon about 4,500-4,600; Bordeaux about 4,200-4,400; Marseille about 3,200-3,300. The national index is slightly down, about -0.8% over a year (INSEE).
• Germany: Munich about 7,400 euro per m² (another report says about 9,600), Frankfurt about 6,400, Berlin about 5,100, Hamburg about 4,700, Leipzig about 3,200. Flat in nominal terms and falling in real terms.
• Austria: about 4,200 euro per m² nationally and about 5,200 in Vienna (transaction medians), with Innsbruck near 6,400. Asking prices run higher.

Southern Europe and Cyprus

• Spain: used homes about 2,823 euro per m² on average (+15.8% in a year); Madrid above 6,000, Barcelona about 4,090, Málaga about 3,784, Alicante about 2,909, the Balearics about 5,228.
• Portugal: INE 2025 medians of about 2,076 euro per m² nationally, Lisbon city about 4,875, the Algarve about 3,139, Porto metro about 2,305. Prices were still rising by double digits in 2026.
• Italy: used homes about 1,903 euro per m² on average (+4.1%); Milan about 5,165, Venice about 4,958, Florence about 4,623, Bologna about 3,720, Rome about 3,429, Naples about 2,807, Turin about 2,194 (asking prices; Naples and Turin from a secondary portal).
• Greece: our guide gives the trend rather than a per-m² headline: urban apartment prices rose about 5.3% in the year to the second quarter of 2026 (Bank of Greece, provisional).
• Cyprus: Limassol roughly 4,000 to over 8,000 euro per m², Paphos about 2,800-4,500, Larnaca about 2,000-3,900, Nicosia about 1,700-2,700; prices rose 8.5% in the second quarter of 2026.
• Montenegro: official new-build average about 2,557 euro per m² in the second quarter of 2026 and about 2,838 on the coast; asking ranges are higher in Tivat and Budva.

The Gulf

• Dubai and the UAE: average about AED 1,673 per sq ft in the second quarter of 2026, roughly 4,400 euro per m², down 4% on the quarter. By area, about 2,350-3,400 euro per m² in JVC, 4,700-6,800 in Dubai Marina, 7,300-9,900 in Downtown.
• Saudi Arabia: apartments about SAR 6,200 per m² in Riyadh (about 1,460 euro), SAR 3,600-4,400 in Jeddah, about SAR 2,700 in Dammam; the national index rose about 1% over the year to the second quarter of 2026.

Turkey and the Caucasus

• Turkey: the average home about 5.3 million lira (roughly 98,000 euro); prices rose 23.5% in lira in the year to August 2026 but fell about 6% after inflation. Citywide per m² (January 2026): Istanbul about 60,400 lira, roughly 1,100-1,200 euro.
• Georgia: new-build averages about 1,314-1,331 dollars per m² in Tbilisi and about 1,334-1,455 in Batumi in 2026; prime central districts far higher.
• Armenia: Yerevan apartments averaged about 482,100 drams per m² (about 1,310 dollars) in the first quarter of 2026, up 3.8% on a year earlier.

Asia

• Thailand: condo asking medians about 125,000 baht per m² in Bangkok, 135,000-140,000 in Phuket, 67,000-75,000 in Pattaya, about 75,000 in Koh Samui and 58,000-63,000 in Chiang Mai.
• Bali: agent guides, not an index: Canggu about 36 million rupiah per m²; leasehold villas are priced for the remaining term, so compare the price per year of lease.

What the list shows

• Price level and trend are separate questions. Spain and Portugal are rising fast, France is flat to slightly down, Germany is falling in real terms, and Dubai cooled in the second quarter of 2026.
• A low price per m² is not the same as a good deal. Rents, costs and exit liquidity decide that; see rental yield by country.
• Buying costs vary a lot by country and add to every number here; see total cost of ownership abroad.

FAQ

Which country is cheapest per square metre? On the figures above the Caucasus, Turkey and some Asian markets are lower in euro terms, but exchange rates, quotas and title rules change what that means. Which is the most expensive? Paris and prime Dubai and Munich sit at the top of the list. Are these prices the ones I will pay? No: they are averages or asking prices, so ask for recent closed sales in the same street. Why does one source show a different number? Definitions differ; each country article explains which one it uses.

How we help

We shortlist markets to your budget and goal, check asking prices against closed sales and coordinate local lawyers. This page summarises our published articles; it is informational only, not legal, tax or investment advice, and figures are indicative and change.