Analysis of notarial data from the real estate market in Gran Canaria, covering the period between June 2025 and May 2026, confirms the south of the island not only as its tourism engine, but also as the most exclusive and coveted residential area in the entire archipelago. Far from reflecting a homogeneous island-wide picture, this area operates under its own dynamics, marked by record prices that solidify its position as an investment haven detached from the trends of the rest of the island and almost exclusively dependent on international capital.
The undisputed leader in this premium market is San Bartolomé de Tirajana, home to Maspalomas and Playa del Inglés. A real estate market analysis by Jose Núñez, Managing Partner at Engel & Völkers Gran Canaria, based on data from the General Council of Notaries, indicates that with an average price of €4.078 per square meter, this municipality is the most expensive on the entire island. This figure is no coincidence; it is eight times higher than the land value in the interior, where Tejeda has the lowest price on the island at €504 per square meter.
If we calculate the daily average based on a period of the last 10 months (approximately 304 days), the result of the 975 sales registered in San Bartolomé de Tirajana is 3,2 sales per day.
The neighboring municipality of Mogán follows closely behind, with an average price of €3.813 per square meter. In both cases, the median prices (€4.000 in San Bartolomé de Tirajana and €3.922 in Mogán) are very close to the average, indicating a relatively homogeneous and consolidated distribution of values in the upper range within each area. Despite the high prices, both municipalities have a very high volume of transactions for their population size—975 sales in 12 months in San Bartolomé de Tirajana and 935 in Mogán—demonstrating a market with excellent liquidity and active demand.
Jose Núñez, from Engel & Völkers, emphasizes the professional analysis of this segment: In this area, the sales pitch cannot be limited to the price per square meter. The target buyer values rental profitability, the property's tourism management, the stability of the community or complex, and, increasingly, efficiency and remote maintenance criteria. This is a sophisticated client who compares Gran Canaria with other Mediterranean and Atlantic destinations, not just with other areas of the island.
But the fact that radically defines the nature of the real estate market in southern Gran Canaria is the buyer profile. While in the capital, Las Palmas de Gran Canaria, foreign buyers represent only 12,4% of transactions, in the south the figure is overwhelmingly higher: 59,1% in San Bartolomé de Tirajana and 61,8% in Mogán. This stark difference confirms that these two markets operate according to an international, not a local, demand logic.
The investment-oriented nature of this market is further reinforced by other indicators. In Mogán, 29,5% of transactions are completed by a legal entity (a company) rather than an individual, suggesting the acquisition of assets for holiday rentals, portfolio development, or investment diversification. The buyer profile is also older (median age 53 in San Bartolomé and 54 in Mogán, compared to 46 in the capital) and has greater relative purchasing power. The indicator of "years of net income needed to buy"—which measures the affordability of housing relative to local income—rises to 6,74 years in San Bartolomé de Tirajana and 5,91 in Mogán, compared to 4,39 in Las Palmas de Gran Canaria. This is entirely consistent with a buyer who relies on savings or external assets rather than a mortgage tied to a local salary.
On the supply side, in Mogán, 93,5% of transactions involve resale properties, and 85,8% are apartments rather than houses. This indicates that new construction is scarce and that activity is concentrated on the resale and improvement of established tourist complexes in prime beachfront or strategic locations. Finally, it is worth noting that, despite record prices, the year-on-year appreciation in these two areas is the most moderate on the entire island: +7,24% in San Bartolomé de Tirajana and +4,24% in Mogán. This is explained by the fact that these are mature markets that already saw their prices correct upwards some time ago. The strong growth of this period is occurring elsewhere, while the south maintains its unwavering position as the crown jewel for investors with the highest purchasing power.
