Ibiza's housing market is facing a significant gap between population growth and the expansion of its residential housing stock, according to newly published data from the Observatorio de la Vivienda de las Illes Balears.

The Govern presented the Ibiza figures on Tuesday, 29 September, following the launch of the Observatory's new public website, which currently contains 23 indicators covering the residential market, housing stock, prices, construction activity and housing policies.

One of the headline figures is the Observatory's calculation of a 43.18% housing deficit linked to population growth on Ibiza between 2000 and 2025.

Population growth far outpaced housing growth

According to the OHIB, Ibiza's population increased by almost 83% between 2000 and 2025, while the number of homes increased by almost 40% over the same period.

The Observatory describes the resulting difference as a 43.18% housing deficit in relation to population growth. This is a measure of the mismatch between the two rates of growth rather than a claim that 43.18% of the island's existing homes are absent from the market.

The Observatory's methodology uses population figures from the municipal register published by Spain's National Statistics Institute and housing data derived from the Cadastre and IBESTAT. It notes that the historical housing series was reconstructed retrospectively using the 2025 housing stock as its reference point.

The OHIB records 75,519 homes on Ibiza in 2025.

The price of a home remains high

The Observatory's 2025 sales data also highlights the high cost of buying property on the island.

The average price of a flat or home in a multi-family building on Ibiza was €538,479, which was 35.9% above the Balearic Islands average of €396,165.

For all house and apartment transactions in the municipality of Eivissa during 2025, including both single-family and multi-family properties, the average sales price was €848,491. That was 48% above the Balearic average of €571,136.

The distinction between these two figures is important. The €538,479 figure refers to multi-family housing across the island of Ibiza, while the €848,491 figure refers to all house and apartment transactions in the municipality of Eivissa.

The Observatory's data also puts the average 2025 transaction price at €5,611 per square metre across Ibiza, compared with €3,782 per square metre for the Balearic Islands as a whole. In the municipality of Eivissa, the average was €5,112 per square metre.

Property asking prices are higher than completed sales

Another indicator looks at the difference between advertised property prices and the prices recorded in completed transactions.

In the municipality of Eivissa, asking prices published on real estate portals were approximately 32% higher than the actual sales prices recorded by the Observatory.

The figure relates specifically to the municipality of Eivissa and should not be interpreted as applying to every property advertisement across the entire island.

Foreign and national buyers paid different average prices

The Observatory also breaks down purchase prices according to the nationality of buyers.

In the data presented, buyers of Spanish nationality paid an average of €396,353, while foreign buyers paid an average of €653,786. The latter figure was 65% higher.

The Observatory separately notes that foreign buyers account for a particularly significant share of purchases in coastal municipalities, while national buyers are more predominant inland across the Balearic Islands.

More new homes were recorded in 2025

The figures are not entirely negative on the supply side.

The Govern says 2025 saw the highest number of new homes in multi-family buildings recorded as "visadas" since the 2008 financial crisis. The number rose from 685 in 2024 to 853 in 2025, an increase of 24.5%.

These figures refer to homes that had reached the relevant "visado" stage and should not be confused with homes already completed and occupied.

The increase is nevertheless one of the indicators the Observatory identifies as showing renewed activity in the residential construction sector.

More than 1,200 affordable homes are planned

The Govern is also pointing to its housing plan as part of the response to the island's supply gap.

More than 1,200 affordable homes for residents in Ibiza are currently included in planning under the Government's housing action plan, developed in collaboration with the island's municipalities, the Consell d'Eivissa and private-sector partners.

More than 400 of these are planned as publicly promoted housing through the Institut Balear de l'Habitatge (IBAVI). The Govern says the number is expected to increase as additional developments are incorporated into the planning pipeline.

The wording is important: these homes are currently planned or in development as part of the programme. They should not be described as 1,200 homes already built or available to residents.

Licensed tourist rentals account for 3.2% of Ibiza's homes

The Observatory also provides figures on licensed tourist accommodation.

As of December 2025, Ibiza had 2,365 homes legally operating as tourist rentals, equivalent to 3.2% of the island's total housing stock. The figure was below the Balearic Islands average of 4.2%.

The number peaked at 2,466 in 2022 and had fallen by 3.69% by December 2025.

These figures concern licensed tourist-rental homes and do not represent every property being used for tourist accommodation.

Energy efficiency remains a challenge

Another indicator concerns the age and energy performance of Ibiza's housing stock.

The Observatory says 49% of residential buildings in Ibiza were built before the introduction of the first energy-efficiency regulations, compared with 56.5% across the Balearic Islands.

At the same time, 86% of Ibiza homes with an energy certificate had an E, F or G rating, the three lowest categories in the scale used in the data.

The 86% figure applies to homes with an energy certificate, rather than automatically meaning that 86% of every home on the island has those ratings.

A new source of housing data for Ibiza

The new Observatorio de la Vivienda de las Illes Balears brings together 23 indicators using information from several official bodies, including IBESTAT, ATIB and the Balearic Islands' cartographic and geographic institute.

The aim is to provide a central source of data on the housing market and housing policy, covering areas including the existing housing stock, available supply, new housing, urban regeneration and population characteristics.

For Ibiza, the first set of figures paints a detailed picture of a market where population growth has significantly outpaced the expansion of the housing stock, while purchase prices remain substantially above the Balearic average. At the same time, the data shows increased activity in new housing approvals and more than 1,200 affordable homes included in current planning.

What the new figures show

The Observatory's first Ibiza data gives a clearer statistical picture of the island's housing pressures, bringing together population, housing stock, sales prices, construction activity, tourist rentals and energy performance in one source.

The figures show that Ibiza's population and housing stock have grown at very different rates since 2000, while property prices remain considerably higher than the Balearic average.

At the same time, the increase in homes reaching the "visado" stage in 2025 and the affordable housing currently included in government planning indicate that additional housing supply is being pursued, although planned or approved homes should not be confused with completed housing already available to residents.