Playa Victoria - Paseo Maritimo
280.000 - 620.000 €Indicative guide pricesIt is priced above the municipal asking figure.
Beach
109.950
Population
19°C
Annual mean
3%
Foreign residents
€3,310
Avg €/m²
Updated 19 Sept 2026How we source our data →
Living in Cádiz
Cádiz is a provincial capital and a working port on a narrow spit of land, not a resort. The municipality covers a little over twelve square kilometres on SIMA's 2019 figure and held just under a hundred and ten thousand people on the padron at 1 January 2025. Set those two together and the city runs at close to nine thousand people to the square kilometre. Idealista's July 2026 asking price is the highest in its series.
About three in every hundred residents hold a foreign nationality, some three thousand three hundred people on the same 2025 padron. That is a lower share than El Puerto de Santa María, Jerez, Conil or Tarifa, and it is the most important thing on this page. There is no British enclave and no sizeable international community. The largest foreign nationality is Moroccan, at roughly a seventh of the foreign residents. A buyer here lives in Spanish, in a Spanish city.
Asking prices rose by about a twelfth in the year to July 2026. Playa Victoria on the Paseo Maritimo is the dearest priced district, close to three tenths above the city average, and has slipped from an April peak. SIMA's dwelling count covers principal homes only and says nothing about second homes or empty flats.
The verdict
Honestly considered, both sides.
The upside is real. So is the downside. Both matter more than any brochure will admit.
The case for
A Spanish city, not an expat resort
Around three in a hundred residents hold a foreign nationality on the 2025 padron. El Puerto de Santa María, Jerez, Conil and Tarifa all carry a higher share. If the point of moving is to live in Spanish, among Spaniards, Cádiz delivers that completely.
Cercanías trains run, as rail, over the whole line
Adif's arrivals board at Cádiz on 31 August 2026 showed C1 trains from Jerez, Aeropuerto de Jerez and San Fernando Bahia Sur, plus T1 services from Chiclana and Rio Arillo. No works or bus-substitution notice applies to the corridor.
The reference hospital is actually published
The EASP record for the Loreto-Puntales health centre names Hospital Universitario Puerta del Mar as its reference centre, within the Bahia de Cádiz-La Janda primary care district and the Cádiz health zone. SIMA counts seven health centres in the municipality.
Real climate normals from a station in the city
AEMET's Cádiz station, code 5973, publishes 1981 to 2010 normals: an annual mean of 18.6 degrees, 12.7 in January, 25.0 in August, and 523 millimetres of rain a year with none recorded in July. Several neighbouring towns have no station at all.
A working port with ferries to the Canaries
The Bay of Cádiz port authority reported 344 cruise calls and more than six hundred thousand cruise passengers in 2025, and Armas Trasmediterranea sails from Cádiz to Lanzarote, Fuerteventura, Gran Canaria, Tenerife and La Palma. The AP-4 to Seville has been toll-free since January 2020.
The case against
Not a soft landing for a foreign buyer
With some three thousand three hundred foreign nationals in a city of a hundred and ten thousand, there is no established international community, and no international or British school has been identified from a named source. Paperwork, neighbours and daily life run in Spanish.
A very small municipality with a high density
SIMA gives Cádiz just over twelve square kilometres of surface area in 2019, against a padron of almost a hundred and ten thousand at 1 January 2025, close to nine thousand people to the square kilometre. Read those figures before the listings, not after.
Four of eleven districts have no published price
Idealista's July 2026 table prices seven districts. Ayuntamiento-Catedral, Cortadura-Zona Franca, Playa Santa María del Mar and Zona Bahia Blanca print no figure, so for those four areas the municipal average is the only reference you have.
The dearest district is coming off its peak
Playa Victoria-Paseo Maritimo, close to three tenths above the city figure, fell by about a thirteenth over the quarter to July 2026 and sits below its April high. Still up on the year, but not the one-way market the annual figure suggests.
The dwelling count excludes second homes and empty flats
SIMA's figure of about forty six thousand dwellings for Cádiz is principal dwellings at the 2021 census. It says nothing about holiday homes or vacant stock, the part of the market an international buyer actually shops in, and we have no sourced figure for it.
Editor's note
Where you might be better off elsewhere
Cádiz is for the buyer who wants a Spanish city and is prepared to live in it on the city's terms: a small, dense municipality where foreign residents are three in a hundred, no British school has been identified, and prices reached a series high on Idealista in July 2026. If that is not you, three places nearby suit different needs. El Puerto de Santa María, on the same C1 line, has a foreign share half as large again, an American-led foreign community, and a municipal price about a tenth below Cádiz, though it rose by close to a fifth over the year. Jerez de la Frontera is inland, not on the coast at all, with prices around three fifths of the Cádiz level, Larga Distancia and Media Distancia trains, and the airport in its own municipality. Conil de la Frontera is dearer than Cádiz, German-led among its foreigners at about seven in a hundred, and has no railway station. Tarifa, dearer still, has no station either and no district-level prices on Idealista. None of them is Cádiz, which is rather the point.
Cádiz on the map
Lifestyle data
Climate
- Annual mean
- 19°C
station: Cádiz (5973)
Average 1981-2010 · AEMET
Property market
€3,310
/m²
+8.1% year on year
Updated 31 Aug 2026
Access
JEREZ AIRPORT
Jerez · XRY
0+ direct routes
Top direct
AsturiasBarcelona-El PratBerlin-BrandenburgBilbaoBirminghamBrussels
Community
3%
Foreign residents
INE Annual Population Census, nationality basis, 1 January 2025
Leading nationality among foreign residents: Morocco, 14.1%
IECA/SIMA municipal register, nationality basis, 1 January 2025
Amenities
0
Int. schools
Cádiz neighborhoods
Where to live and what to expect at each price point.
Zona Laguna
240.000 - 540.000 €Indicative guide pricesIt is priced above the municipal asking figure, and it is rising more slowly than the municipality over the year.
ResidentialCoastal
Zona San Jose - Varela
240.000 - 530.000 €Indicative guide pricesIt is priced above the municipal asking figure, and it is rising faster than the municipality over the year. It stood at its own series high that month.
Residential
La Caleta - La Vina
200.000 - 460.000 €Indicative guide pricesThe old fishing quarter and the Caleta beach. Asking prices are below the city figure. Annual price movement was slower compared with the city.
HistoricBeach
Mentidero - Teatro Falla - Alameda
200.000 - 450.000 €Indicative guide pricesAsking prices are below the municipal figure. Annual movement was slower compared with the municipality.
CentralWalkable
La Paz - Segunda Aguada - Loreto
200.000 - 450.000 €Indicative guide pricesAsking prices are below the city figure. Annual price movement was slower compared with the city.
Residential
Centro Historico - Plaza Espana
200.000 - 440.000 €Indicative guide pricesIt is priced below the municipal asking figure, and it is rising faster than the municipality over the year.
HistoricCentral
Cádiz FAQ
Honest answers to the questions buyers actually ask.
How many foreigners live in Cádiz?+
Three thousand three hundred and thirty seven foreign nationals were on the padron at 1 January 2025, against a municipal population of 109,950 on the same register at the same date, which is about three in a hundred. The largest single nationality is Moroccan, at roughly a seventh of the foreign residents; the statistics office publishes only the first-ranked nationality, so there is no fuller breakdown. El Puerto de Santa María, Jerez, Conil and Tarifa all have a higher foreign share.
Is there a train from Cádiz to Jerez airport?+
Yes. Cercanías line C1 runs as rail between Cádiz, El Puerto de Santa María and Jerez, and Adif's arrivals board at Cádiz on 31 August 2026 showed C1 trains arriving from Aeropuerto de Jerez. No bus substitution notice applies to the corridor. Nothing we fetched publishes a journey time or a frequency, so we do not print one. Jerez airport itself, in the municipality of Jerez de la Frontera, handled 885 thousand passengers on 32 routes in 2025 according to Aena.
Which is the most expensive area of Cádiz?+
Playa Victoria on the Paseo Maritimo, at close to three tenths above the July 2026 municipal figure on Idealista, though it has fallen from an April peak. Of the seven priced districts, Centro Historico around Plaza Espana is the cheapest, and Zona San Jose-Varela rose fastest over the year, by nearly a fifth. Four districts have no published price at all, including the Ayuntamiento-Catedral zone and Playa Santa María del Mar.
What is the weather like in Cádiz?+
AEMET has a principal station in the city, code 5973, with normals for 1981 to 2010. The annual mean is 18.6 degrees, with an average daily maximum of 21.6 and minimum of 15.4. January averages 12.7 degrees, July 24.6 and August 25.0. Rainfall is 523 millimetres a year, with 69 millimetres in January, none recorded in July and two in August. These are the station's own figures, not borrowed from elsewhere.
Which hospital serves Cádiz?+
Cádiz sits in the Bahia de Cádiz-La Janda primary care district, in the Cádiz basic health zone. Its reference hospital is Hospital Universitario Puerta del Mar, as printed in the EASP record for the Loreto-Puntales health centre. That is worth saying plainly because the same field is empty for El Puerto de Santa María, Conil, Barbate and Zahara de los Atunes. SIMA counts seven health centres and no local consultorios in the municipality in 2025.
Are there international schools in Cádiz?+
We have not identified one from a named source, and given that only three in a hundred residents are foreign nationals, a buyer should not assume one exists. What SIMA does publish for the 2023 to 2024 school year is a count of centres by level: 43 infant, 28 primary, 21 compulsory secondary, 17 bachillerato, 11 mid-grade and 14 higher-grade vocational, and 8 adult education. A centre offering several levels may appear at each, so the columns should not be added up.
How big is Cádiz, and how crowded is it?+
Small and dense. SIMA's surface area for the municipality is a little over twelve square kilometres, dated 2019. The padron at 1 January 2025 counts just under a hundred and ten thousand people, so those two figures together give close to nine thousand people to the square kilometre. SIMA also reports about forty six thousand principal dwellings from the 2021 census, but that count excludes second homes and vacant properties, so do not read it as the total housing stock.
What are the costs of buying property in Cádiz?+
When buying property in Cádiz, budget for property transfer tax (ITP) of 7%, plus roughly 3-4% in notary, land registry and legal fees. Agency commission is usually paid by the seller. On the mainland and the Balearics, new builds pay VAT (IVA) of 10% plus AJD stamp duty instead of ITP. Transfer tax is set by Andalucía rather than nationally, and reduced rates can apply for main homes and younger buyers.
What are the ongoing costs of owning property in Cádiz?+
Annual property ownership costs in Cádiz include IBI (property tax) of 0.4-1.1% of cadastral value, community fees (for apartments), rubbish collection tax (basura), utility bills, and property insurance. Budget approximately 2-4% of property value per year for all running costs. IBI is set by the town hall of Cádiz within a national band, so it is municipal rather than regional.
What taxes do I pay when selling property in Cádiz?+
When selling property in Cádiz, you pay capital gains tax (plusvalía) on the profit at rates of 19-26% depending on the gain amount. Non-residents have 3% of the sale price withheld at completion. You may also pay municipal capital gains tax. Main residence exemptions may apply for residents over 65. Capital gains tax is national, so it is the same in Andalucía as anywhere in Spain. Plusvalia municipal is set by the town hall of Cádiz and has had two calculation methods since the 2021 reform, so ask your lawyer which one is cheaper for you.
Can I still get a Golden Visa by buying property in Spain?+
No. Spain withdrew the Golden Visa property investment route in April 2025, so buying in Cádiz no longer leads to residency. Non-EU buyers who want to live in Spain apply for a separate permit instead, most often the non-lucrative visa (proof of income and private health insurance) or the digital nomad visa (remote work for non-Spanish clients). Ask an immigration lawyer which route fits your situation before you buy.
Transfer tax rates as of August 2026. Rates are set per autonomous community and do change. Confirm the current figures with a Spanish lawyer or tax adviser before you budget.
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