{"id":376,"date":"2026-08-06T10:00:00","date_gmt":"2026-08-06T10:00:00","guid":{"rendered":"https:\/\/santinahomes.com\/?p=376"},"modified":"2026-09-04T12:25:38","modified_gmt":"2026-09-04T12:25:38","slug":"tale-of-two-spains-coastal-property-market","status":"publish","type":"post","link":"https:\/\/santinahomes.com\/pl\/blog\/tale-of-two-spains-coastal-property-market\/","title":{"rendered":"Dwie Hiszpanie: Dlaczego Wybrze\u017ce to Inny Rynek Nieruchomo\u015bci"},"content":{"rendered":"

Wybrze\u017ce Hiszpanii to nie jeden rynek nieruchomo\u015bci z reszt\u0105 kraju, to odr\u0119bny rynek. Krajowe relacje traktuj\u0105 rynek mieszkaniowy Hiszpanii jako jedn\u0105 histori\u0119 \u2014 ceny wzrastaj\u0105, poda\u017c kr\u00f3tka, wszyscy s\u0105 wycenieni \u2014 ale kraj to w\u0142a\u015bciwie co najmniej trzy rynki nieruchomo\u015bci nosz\u0105ce jedno imi\u0119, poruszaj\u0105ce si\u0119 w r\u00f3\u017cnych kierunkach z r\u00f3\u017cnymi pr\u0119dko\u015bciami: du\u017ce miasta, nap\u0119dzane krajowymi zarobkami i popytem; pustoszeej\u0105ce wn\u0119trze, gdzie ceny siedz\u0105 na p\u0142asko lub spadaj\u0105; i wybrze\u017ce, kt\u00f3re pracuje na mi\u0119dzynarodowym popycie lifestylowym i kupuj\u0105cych p\u0142ac\u0105cych got\u00f3wk\u0105. Wiedza, w kt\u00f3re z tych trzech faktycznie kupujesz, ma znaczenie wi\u0119ksze ni\u017c jakakolwiek statystyka krajowa.<\/p>\n

To jest geografia tego, trzy r\u00f3\u017cne Hiszpanie poruszaj\u0105ce si\u0119 z trzema r\u00f3\u017cnymi pr\u0119dko\u015bciami. Dla konkretnych liczb z po\u0142owy 2026 roku na tym wybrze\u017cu, zobacz nasz\u0105 perspektyw\u0119 Marbelli z po\u0142owy roku<\/a>. W kwestii ba\u0144ki, kt\u00f3r\u0105 wszyscy pytaj\u0105, zobacz dlaczego ten boom nie jest ba\u0144k\u0105<\/a>.<\/p>\n

Rynek pierwszy: du\u017ce miasta<\/h2>\n

Madryt, Barcelona, Walencja i Malaga dzia\u0142aj\u0105 na podstawie popytu krajowego. M\u0142odzi Hiszpanie wci\u0105\u017c opuszczaj\u0105 mniejsze miasta dla miast, gdzie s\u0105 miejsca pracy, a zasoby mieszkaniowe nie uleg\u0142y nawet zdalnym zmianom. Rezultatem jest najfiersza presja cenowa w kraju: Madryt wzr\u00f3s\u0142 oko\u0142o 14 procent w 2025 roku, przy czym niekt\u00f3re odczyty kwartalne zbli\u017caj\u0105 si\u0119 do 20. To jest rynek, o kt\u00f3rym dyskutuje hiszpa\u0144ska polityka, ten za nag\u0142\u00f3wkami o lokalnych mieszka\u0144cach wypraszanych z rynku, i ma to prawie nic wsp\u00f3lnego z kupowaniem willi na wybrze\u017cu.<\/p>\n

Rynek drugi: pustoszej\u0105ce wn\u0119trze<\/h2>\n

Jed\u017a dwie godziny w g\u0142\u0105b l\u0105du i znajdziesz odbicie lustrzane. Du\u017ce obszary wewn\u0119trznej Hiszpanii, to co Hiszpanie nazywaj\u0105 Espa\u00f1a vaciada, wyludniaj\u0105ca si\u0119 Hiszpania, trac\u0105 populacj\u0119 rok po roku, gdy m\u0142odzi ludzie wyjazdzaj\u0105. Popyt jest niewielki i ceny to pokazuj\u0105: prowincja Ciudad Real \u015brednio oko\u0142o 800 euro za metr kwadratowy, Ja\u00e9n nie o wiele wi\u0119cej. Domy tam mog\u0105 kosztowa\u0107 mniej ni\u017c miejsce parkingowe w Marbelli, i nie s\u0105 okazjami w \u017cadnym sensie inwestycyjnym, poniewa\u017c fala demograficzna nadal si\u0119 wycofuje.<\/p>\n

Te dwa rynki w jednym kraju wyja\u015bniaj\u0105, dlaczego \u015brednie krajowe s\u0105 prawie bezu\u017cyteczne. Liczba taka jak “ceny w Hiszpanii wzros\u0142y 12,7 procent w 2025” \u0142\u0105czy boom w Madrycie, spadek we wn\u0119trzu i wszystko po\u015brodku w liczb\u0119, kt\u00f3ra opisuje nigdzie w szczeg\u00f3lno\u015bci.<\/p>\n

Rynek trzeci: wybrze\u017ce, nap\u0119dzane innym silnikiem<\/h2>\n

Jest te\u017c pas, na kt\u00f3rym pracujemy. Costa del Sol nie funkcjonuje na hiszpa\u0144skich wynagrodzeniach, hiszpa\u0144skich kredytach hipotecznych czy hiszpa\u0144skiej demografii. Funkcjonuje na mi\u0119dzynarodowym popycie na styl \u017cycia: brytyjscy, niemieccy, holenderscy i skandynawscy nabywcy, kt\u00f3rym coraz cz\u0119\u015bciej do\u0142\u0105czaj\u0105 Amerykanie i Polacy, kupuj\u0105cy dla s\u0142o\u0144ca, golfa, szk\u00f3\u0142 i przede wszystkim dla jako\u015bci \u017cycia. Du\u017ca cz\u0119\u015b\u0107 tych zakup\u00f3w dokonywana jest w got\u00f3wce, dlatego wzrost st\u00f3p procentowych och\u0142odzi\u0142 ten rynek znacznie mniej ni\u017c rynek krajowy.<\/p>\n

Liczby to odzwierciedlaj\u0105. Ceny wywo\u0142awcze w Marbelli osi\u0105gn\u0119\u0142y oko\u0142o 6260 euro za metr kwadratowy na pocz\u0105tku 2026 roku, wzrost o oko\u0142o 8,6 procent w ci\u0105gu roku, a wzorzec powtarza si\u0119 w r\u00f3\u017cnych punktach ceny wzd\u0142u\u017c wybrze\u017ca, od Nueva Andaluc\u00eda<\/a> do Seghers<\/a> w Esteponie i poni\u017cej Sotogrande Costa<\/a>. To, co te miejsca maj\u0105 wsp\u00f3lnego, to nie przedzia\u0142 cenowy. To globalny, zamo\u017cny i strukturalnie rosn\u0105cy basen kupuj\u0105cych, konkuruj\u0105cy o wybrze\u017ce, kt\u00f3re nie mo\u017ce by\u0107 d\u0142u\u017csze.<\/p>\n

Dlaczego to rozr\u00f3\u017cnienie ma dla ciebie znaczenie<\/h2>\n

Po pierwsze, oznacza to, \u017ce krajowe nag\u0142\u00f3wki to z\u0142y punkt widzenia. Debaty polityczne na temat czynsz\u00f3w miejskich czy depopulacji g\u0142\u0119bia kraju m\u00f3wi\u0105 ci bardzo ma\u0142o o tym, ile b\u0119dzie warte mieszkanie pierwszej linii przy polu golfowym w Esteponie za pi\u0119\u0107 lat. Wybrze\u017ce ma swoje ograniczenia poda\u017cowe, swoj\u0105 krzyw\u0105 popytu i sw\u00f3j cykl.<\/p>\n

Po drugie, wyja\u015bnia odporno\u015b\u0107 wybrze\u017ca. W scenariuszach, w kt\u00f3rych rynki krajowe si\u0119 wahaj\u0105, s\u0142abszy wzrost wynagrodze\u0144, zaci\u015bni\u0119ty kredyt, mi\u0119dzynarodowy nabywca p\u0142ac\u0105cy got\u00f3wk\u0105 jest w du\u017cej mierze odizolowany. To nie jest gwarancja niczego, ale to jest naprawd\u0119 inny profil ryzyka i to jest du\u017ca cz\u0119\u015b\u0107 tego, dlaczego argumentowali\u015bmy w naszym niedawnym artykule, \u017ce ten boom nie jest ba\u0144k\u0105<\/a>.<\/p>\n

Po trzecie, wygniata prawdziwe pytanie. Na rynku przybrze\u017cnym rozpi\u0119to\u015b\u0107 mi\u0119dzy najlepszymi obszarami a tylko przyzwoitymi ci\u0105gle si\u0119 poszerza. Wyb\u00f3r odpowiedniego mikroobszaru, odpowiedniej ulicy, odpowiedniego rodzaju niedoboru, czy to pierwsza linia przy golfe<\/a> czy dom wiejski z widokiem na morze, to tam jest praca. To znacznie lepsze wykorzystanie uwagi kupuj\u0105cego ni\u017c obserwowanie krajowych indeks\u00f3w, kt\u00f3re opisuj\u0105 kraj, do kt\u00f3rego tak naprawd\u0119 nie kupujesz.<\/p>\n

Ten rynek o dw\u00f3ch pr\u0119dko\u015bciach pojawia si\u0119 r\u00f3wnie\u017c w liczbach, gdy sprzedajesz \u2014 oto pr\u00f3g op\u0142acalno\u015bci warto z g\u00f3ry obliczy\u0107 zanim to zrobisz<\/a>. To nie jedyna zmiana w toku \u2014 Nowy dekret mieszkaniowy Hiszpanii<\/a> zmienia obraz z Madridu.<\/p>\n

Pytania, kt\u00f3re ludzie zadaj\u0105<\/h2>\n

Czy rynek nieruchomo\u015bci w Hiszpanii to jeden rynek krajowy?<\/h3>\n

Nie. To co najmniej trzy odr\u0119bne rynki: du\u017ce miasta nap\u0119dzane przez p\u0142ace krajowe i popyt, opustosza\u0142y interior ze sta\u0142ymi lub spadaj\u0105cymi cenami, i wybrze\u017ce, kt\u00f3re dzia\u0142a na podstawie mi\u0119dzynarodowego popytu na styl \u017cycia i nabywc\u00f3w p\u0142ac\u0105cych got\u00f3wk\u0105.<\/p>\n

Dlaczego narodowe hiszpa\u0144skie statystyki cen dom\u00f3w nie maj\u0105 zastosowania do Costa del Sol?<\/h3>\n

\u015arednie krajowe \u0142\u0105cz\u0105 boom w Madrycie, spadek w g\u0142\u0119bi kraju i wzrost na wybrze\u017cu nap\u0119dzany zupe\u0142nie inn\u0105 pul\u0105 nabywc\u00f3w w jedn\u0105 liczb\u0119, kt\u00f3ra nie opisuje nigdzie w szczeg\u00f3lno\u015bci.<\/p>\n

Co nap\u0119dza popyt na nieruchomo\u015bci na Costa del Sol?<\/h3>\n

Mi\u0119dzynarodowi nabywcy, brytyjscy, niemieccy, holenderscy, skandynawscy, ameryka\u0144scy i polscy, kupuj\u0105cy ze wzgl\u0119du na styl \u017cycia, s\u0142o\u0144ce, golf i szko\u0142y, a nie ze wzgl\u0119du na hiszpa\u0144skie pensje lub hipoteki. Du\u017ca cz\u0119\u015b\u0107 tych zakup\u00f3w jest dokonywana got\u00f3wk\u0105.<\/p>\n

Czy wzrost st\u00f3p procentowych sch\u0142odzi\u0142 rynek nieruchomo\u015bci na Costa del Sol?<\/h3>\n

Znacznie mniej ni\u017c krajowy hiszpa\u0144ski rynek, poniewa\u017c tak du\u017ca cz\u0119\u015b\u0107 nabywc\u00f3w przybrze\u017cnych p\u0142aci got\u00f3wk\u0105 zamiast polega\u0107 na finansowaniu hipotecznym.<\/p>\n

O ile procent wzros\u0142y ceny nieruchomo\u015bci w Marbelli na pocz\u0105tku 2026 roku?<\/h3>\n

Ceny pytane osi\u0105gn\u0119\u0142y oko\u0142o 6260 euro za metr kwadratowy, wzrost o oko\u0142o 8,6 procent rok do roku.<\/p>","protected":false},"excerpt":{"rendered":"

Spain’s coast is not one property market with the rest of the country, it’s a separate one. National coverage treats Spain’s housing market as a single story, prices up, supply short, everyone priced out, but the country is actually at least three property markets wearing one name, moving in different directions at different speeds: the […]<\/p>\n","protected":false},"author":4,"featured_media":383,"comment_status":"open","ping_status":"open","sticky":false,"template":"","format":"standard","meta":{"footnotes":""},"categories":[18,21],"tags":[],"class_list":["post-376","post","type-post","status-publish","format-standard","has-post-thumbnail","hentry","category-investment","category-market-update"],"yoast_head":"\nA Tale of Two Spains: Coastal Property Market 2026<\/title>\n<meta name=\"description\" content=\"Spain's coast is a different property market from the national picture. Why the Costa del Sol moves on its own dynamics, not the country average.\" \/>\n<meta name=\"robots\" content=\"index, follow, max-snippet:-1, max-image-preview:large, max-video-preview:-1\" \/>\n<link rel=\"canonical\" href=\"https:\/\/santinahomes.com\/pl\/blog\/tale-of-two-spains-coastal-property-market\/\" \/>\n<meta property=\"og:locale\" content=\"pl_PL\" \/>\n<meta property=\"og:type\" content=\"article\" \/>\n<meta property=\"og:title\" content=\"A Tale of Two Spains: Coastal Property Market 2026\" \/>\n<meta property=\"og:description\" content=\"Spain's coast is a different property market from the national picture. Why the Costa del Sol moves on its own dynamics, not the country average.\" \/>\n<meta property=\"og:url\" content=\"https:\/\/santinahomes.com\/pl\/blog\/tale-of-two-spains-coastal-property-market\/\" \/>\n<meta property=\"og:site_name\" content=\"Santina Homes\" \/>\n<meta property=\"article:publisher\" content=\"https:\/\/www.facebook.com\/santinahomes\/\" \/>\n<meta property=\"article:published_time\" content=\"2026-08-06T10:00:00+00:00\" \/>\n<meta property=\"article:modified_time\" content=\"2026-09-04T12:25:38+00:00\" \/>\n<meta property=\"og:image\" content=\"https:\/\/santinahomes.com\/wp-content\/uploads\/2026\/08\/hero-376-web.jpg\" \/>\n\t<meta property=\"og:image:width\" content=\"2560\" \/>\n\t<meta property=\"og:image:height\" content=\"1920\" \/>\n\t<meta property=\"og:image:type\" content=\"image\/jpeg\" \/>\n<meta name=\"author\" content=\"Mickey Sturhoofd\" \/>\n<meta name=\"twitter:card\" content=\"summary_large_image\" \/>\n<meta name=\"twitter:label1\" content=\"Written by\" \/>\n\t<meta name=\"twitter:data1\" content=\"Mickey Sturhoofd\" \/>\n\t<meta name=\"twitter:label2\" content=\"Est. reading time\" \/>\n\t<meta name=\"twitter:data2\" content=\"5 minutes\" \/>\n<script type=\"application\/ld+json\" class=\"yoast-schema-graph\">{\"@context\":\"https:\\\/\\\/schema.org\",\"@graph\":[{\"@type\":\"Article\",\"@id\":\"https:\\\/\\\/santinahomes.com\\\/blog\\\/tale-of-two-spains-coastal-property-market\\\/#article\",\"isPartOf\":{\"@id\":\"https:\\\/\\\/santinahomes.com\\\/blog\\\/tale-of-two-spains-coastal-property-market\\\/\"},\"author\":{\"name\":\"Mickey Sturhoofd\",\"@id\":\"https:\\\/\\\/santinahomes.com\\\/#\\\/schema\\\/person\\\/5432516de530ba836ab97e44ec63742d\"},\"headline\":\"A Tale of Two Spains: Why the Coast Is a Different Property Market\",\"datePublished\":\"2026-08-06T10:00:00+00:00\",\"dateModified\":\"2026-09-04T12:25:38+00:00\",\"mainEntityOfPage\":{\"@id\":\"https:\\\/\\\/santinahomes.com\\\/blog\\\/tale-of-two-spains-coastal-property-market\\\/\"},\"wordCount\":964,\"commentCount\":0,\"image\":{\"@id\":\"https:\\\/\\\/santinahomes.com\\\/blog\\\/tale-of-two-spains-coastal-property-market\\\/#primaryimage\"},\"thumbnailUrl\":\"https:\\\/\\\/santinahomes.com\\\/wp-content\\\/uploads\\\/2026\\\/08\\\/hero-376-web.jpg\",\"articleSection\":[\"Investment\",\"Market Update\"],\"inLanguage\":\"pl-PL\",\"potentialAction\":[{\"@type\":\"CommentAction\",\"name\":\"Comment\",\"target\":[\"https:\\\/\\\/santinahomes.com\\\/blog\\\/tale-of-two-spains-coastal-property-market\\\/#respond\"]}],\"publisher\":{\"@id\":\"https:\\\/\\\/santinahomes.com\\\/pl\\\/#organization\"}},{\"@type\":\"WebPage\",\"@id\":\"https:\\\/\\\/santinahomes.com\\\/blog\\\/tale-of-two-spains-coastal-property-market\\\/\",\"url\":\"https:\\\/\\\/santinahomes.com\\\/blog\\\/tale-of-two-spains-coastal-property-market\\\/\",\"name\":\"A Tale of Two Spains: Coastal Property Market 2026\",\"isPartOf\":{\"@id\":\"https:\\\/\\\/santinahomes.com\\\/#website\"},\"primaryImageOfPage\":{\"@id\":\"https:\\\/\\\/santinahomes.com\\\/blog\\\/tale-of-two-spains-coastal-property-market\\\/#primaryimage\"},\"image\":{\"@id\":\"https:\\\/\\\/santinahomes.com\\\/blog\\\/tale-of-two-spains-coastal-property-market\\\/#primaryimage\"},\"thumbnailUrl\":\"https:\\\/\\\/santinahomes.com\\\/wp-content\\\/uploads\\\/2026\\\/08\\\/hero-376-web.jpg\",\"datePublished\":\"2026-08-06T10:00:00+00:00\",\"dateModified\":\"2026-09-04T12:25:38+00:00\",\"author\":{\"@id\":\"https:\\\/\\\/santinahomes.com\\\/#\\\/schema\\\/person\\\/5432516de530ba836ab97e44ec63742d\"},\"description\":\"Spain's coast is a different property market from the national picture. 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