Where rents are cooling and where they still climb: 297 areas in 16 cities
7 November 2026
Rents rose in all 16 cities with a yearly rent series, but not everywhere inside them: in 28 of 297 areas the rent for new leases fell in the latest year. Vila Nova de Gaia rose fastest (+10.5%), Lyon slowest (+2.8%). The single biggest rise was Guifões in Matosinhos (+31.0%); the biggest fall, La Trinitat Nova in Barcelona (−12.5%).
City by city
| City | City change | Areas where rent fell |
|---|---|---|
| Vila Nova de Gaia | +10.5% | 2 / 17 |
| Mafra | +10.5% | 1 / 10 |
| Santa Maria da Feira | +10.1% | 0 / 10 |
| Sintra | +9.8% | 1 / 15 |
| Valencia | +8.8% | 0 / 19 |
| Loures | +8.6% | 0 / 10 |
| Milan | +8.5% | 0 / 42 |
| Málaga | +7.8% | 0 / 11 |
| Matosinhos | +5.9% | 1 / 10 |
| Seville | +5.2% | 0 / 11 |
| Madrid | +5.0% | 0 / 21 |
| Zaragoza | +4.9% | 0 / 12 |
| Valladolid | +4.8% | 0 / 11 |
| Lisbon | +3.6% | 5 / 24 |
| Barcelona | +3.3% | 18 / 64 |
| Lyon | +2.8% | 0 / 10 |
The 15 fastest-rising areas
| Area | Rent €/m² | Change |
|---|---|---|
| Guifões · Matosinhos · 2024–2025 | €10.18 | +31.0% |
| Tojal · Loures · 2024–2025 | €9.44 | +30.2% |
| Canedo · Santa Maria da Feira · 2024–2025 | €5.77 | +27.1% |
| Lousa · Loures · 2024–2025 | €10.76 | +25.6% |
| Milharado · Mafra · 2024–2025 | €7.36 | +25.2% |
| Pêro Pinheiro · Sintra · 2024–2025 | €8.51 | +24.6% |
| Azueira e Sobral da Abelheira · Mafra · 2024–2025 | €7.92 | +24.5% |
| Malveira e São Miguel de Alcainça · Mafra · 2024–2025 | €9.76 | +24.5% |
| Santa Cruz do Bispo · Matosinhos · 2024–2025 | €8.27 | +24.0% |
| Fanhões · Loures · 2024–2025 | €11.16 | +21.7% |
| Terrugem · Sintra · 2024–2025 | €8.33 | +21.1% |
| Madalena · Vila Nova de Gaia · 2024–2025 | €12.00 | +20.7% |
| São João das Lampas · Sintra · 2024–2025 | €9.08 | +20.6% |
| São João de Ver · Santa Maria da Feira · 2024–2025 | €7.27 | +18.6% |
| Casal de Cambra · Sintra · 2024–2025 | €9.45 | +17.5% |
The 15 areas cooling the most
| Area | Rent €/m² | Change |
|---|---|---|
| La Trinitat Nova · Barcelona · 2024–2025 | €12.45 | −12.5% |
| La Font d'en Fargues · Barcelona · 2024–2025 | €14.60 | −6.4% |
| Afurada · Vila Nova de Gaia · 2024–2025 | €12.38 | −5.8% |
| Ciutat Meridiana · Barcelona · 2024–2025 | €10.20 | −4.9% |
| La Vila Olímpica del Poblenou · Barcelona · 2024–2025 | €20.82 | −4.8% |
| Enxara do Bispo, Gradil e Vila Franca do Rosário · Mafra · 2024–2025 | €8.69 | −4.4% |
| Sant Martí de Provençals · Barcelona · 2024–2025 | €13.57 | −3.8% |
| Santa Maria Maior · Lisbon · 2024–2025 | €18.60 | −3.6% |
| Pedralbes · Barcelona · 2024–2025 | €18.67 | −3.2% |
| Leça da Palmeira · Matosinhos · 2024–2025 | €11.99 | −2.8% |
| El Congrés i els Indians · Barcelona · 2024–2025 | €14.20 | −2.8% |
| La Bordeta · Barcelona · 2024–2025 | €18.23 | −2.6% |
| La Sagrera · Barcelona · 2024–2025 | €14.08 | −2.4% |
| La Verneda i la Pau · Barcelona · 2024–2025 | €14.17 | −2.4% |
| El Fort Pienc · Barcelona · 2024–2025 | €15.55 | −2.2% |
How we did it
Change between the last two years of each city's official rent series (median or average rent per m², mostly for new leases): Portugal INE 2024→2025, Spain SERPAVI 2023→2024, Barcelona, Milan (OMI) and Lyon as published. Areas with very few leases are left out, and so are one-year jumps above 50% (usually a handful of new-build leases). A small area can swing a lot in one year, so read single-area moves as a signal, not a verdict.
Every city has its own page with all its areas ranked by the latest change.