Cities

Donostia–San Sebastián: Where to Live, What It Costs & Life by the Bay

Donostia–San Sebastián offers one of the most distinctive lifestyles in Spain: Atlantic beaches inside the city, exceptional food, excellent healthcare, strong universities, compact neighbourhoods and France almost next door.

But anyone considering a permanent move should understand the other side of the story.

San Sebastián also has one of Spain’s most demanding housing markets.

In July 2026, the average advertised rent was approximately €18.6/m², while the average asking sale price reached about €6,590/m².

Premium districts cost considerably more.

So San Sebastián is not a relocation destination to choose because it is inexpensive.

People choose it because they believe the combination of:

city + ocean + culture + healthcare + food + education + walkability + northern-Spain lifestyle

is worth the premium.

The official municipal population was 189,866 residents at 1 January 2025, making Donostia substantial enough to provide serious infrastructure while remaining much smaller and easier to navigate than Madrid or Barcelona.

The city offers:

three major urban beaches;
Hospital Universitario Donostia;
several university institutions;
Cercanías rail;
Euskotren;
long-distance trains;
a commercial airport nearby;
extensive buses;
cycling infrastructure;
excellent restaurants;
major cultural institutions;
proximity to France;
access to the wider Basque economy.

For newcomers with the right budget, San Sebastián can provide an extraordinary everyday lifestyle.

The most important question is therefore not simply:

“Is San Sebastián beautiful?”

It clearly is.

The better question is:

“Can I find the right housing and build a sustainable year-round life here?”

Donostia or San Sebastián?

You will see both names constantly.

Donostia is the Basque name.

San Sebastián is the Spanish name.

The city’s official bilingual form is commonly written:

Donostia / San Sebastián

Donostia-San Sebastián.

Both Basque — Euskara — and Spanish are official languages in the Basque Country.

A newcomer does not need to speak Basque before moving.

Spanish is widely used throughout the city and is sufficient for most everyday situations.

However, Euskara is much more visible here than in many other Spanish destinations.

You will encounter it in:

schools;
public administration;
street signs;
public transport;
universities;
cultural life;
local media.

For families and people considering public-sector employment, understanding the local language environment is particularly important.

For the broader regional context, read our Moving to the Basque Country page.

Is San Sebastián a Good Place to Live?

For the right newcomer, absolutely.

San Sebastián can be particularly attractive for:

families;
academics;
researchers;
engineers;
healthcare professionals;
remote workers;
entrepreneurs;
hospitality and food professionals;
retirees with sufficient housing budgets;
people who enjoy Atlantic weather;
people who frequently travel to France;
newcomers looking for strong Spanish and Basque cultural integration.

Its strengths include:

compact scale;
urban beaches;
excellent food;
high-quality public infrastructure;
strong healthcare;
education;
walking;
cycling;
public transport;
cultural life;
outdoor access.

It may be less suitable if your priorities are:

inexpensive housing;
very dry weather;
hot Mediterranean summers;
a huge international corporate job market;
extensive English-language services;
a large supply of affordable rentals.

For many newcomers, housing is the decisive factor.

San Sebastián Is Expensive — Especially Housing

The strongest practical warning for anyone moving to San Sebastián is the property market.

In July 2026:

Average asking rent: €18.6/m²

Average asking sale price: €6,590/m²

This makes housing dramatically more expensive than in many other Spanish regional cities.

The citywide rent indicator had eased slightly compared with July 2025, but remained close to recent record levels.

Property buying remained extremely expensive.

This means newcomers should build the relocation budget around housing first.

Do not begin with restaurants, transportation or leisure.

Start with:

How much permanent housing can I realistically afford?

Approximate Rental Examples

Using €18.6/m² only as a rough mathematical reference:

60 m² → approximately €1,116/month;
80 m² → approximately €1,488/month;
100 m² → approximately €1,860/month;
120 m² → approximately €2,232/month.

These are not quotations.

Real properties vary substantially according to:

neighbourhood;
beach proximity;
renovation;
terrace;
view;
parking;
lift;
property age;
rental contract type.

Premium or temporary properties can cost much more.

Before signing anything, read our Long-Term Rentals in Spain page.

Permanent Rental Supply Can Be Difficult

San Sebastián has several overlapping rental markets:

habitual long-term housing;
university accommodation;
academic-year rentals;
temporary professional rentals;
summer rentals;
tourist accommodation.

Newcomers browsing property portals will frequently encounter advertisements saying:

September to June only;
temporary contract;
students only;
not for habitual residence;
monthly rental;
summer price different from winter.

That means an apartment advertised online is not necessarily available as your permanent home.

Before paying money, ask directly:

Is this property available as my habitual residence for the full year?

Then verify:

contract type;
duration;
whether padrón registration is possible;
deposit;
additional guarantees;
summer availability;
furniture;
utilities;
parking.

This is one city where a temporary apartment should never be confused with a secure permanent rental.

Best Areas to Live in San Sebastián

Neighbourhood choice can dramatically change both lifestyle and budget.

Area	Particularly suitable for	Main consideration
Centro / Miraconcha	Premium walkability, retirees, professionals	Extremely expensive
Parte Vieja	Gastronomy, culture, social life	Tourism, noise, older housing
Gros	Young professionals, surfers, beach lifestyle	High prices and demand
Antiguo / Ondarreta	Families, academics, university	Expensive
Ibaeta	University and research community	Further from historic centre
Amara	Families, practical everyday living	Less postcard atmosphere
Aiete	Families, quieter residential life	Hills and bus/car dependence
Egia	Professionals, culture, station access	Dense urban character
Intxaurrondo	Families, better relative value	East of centre
Altza / Bidebieta	Value-focused newcomers	Further from central beaches
Loiola / Martutene	Healthcare and practical access	Less central lifestyle

There is no universally best neighbourhood.

San Sebastián is expensive enough that newcomers should choose based on:

daily routine first, prestige second.

Centro and Miraconcha: Premium San Sebastián

If budget is not the main limitation, Centro and Miraconcha provide one of Spain’s most attractive urban lifestyles.

Residents can walk to:

La Concha;
shopping;
restaurants;
government offices;
railway station;
Parte Vieja;
cultural institutions;
cafés;
waterfront.

But this convenience carries an extraordinary housing premium.

In July 2026:

Centro–Miraconcha asking rent: approximately €20.5/m²

Centro–Miraconcha asking sale price: approximately €8,669/m².

The Área Romántica was even around €8,699/m² for asking-sale property.

A 100 m² property can therefore represent an enormous financial commitment.

Before buying, investigate the building as carefully as the location.

Check:

lift;
façade;
community costs;
heating;
insulation;
parking;
future building works;
tourist activity.

Miraconcha: Extraordinary Views, Extraordinary Prices

Miraconcha occupies one of the city’s most spectacular locations overlooking La Concha Bay.

It is an exceptional residential environment.

But newcomers should view it as a luxury market.

Sea views, terraces and parking can create prices dramatically above city averages.

Someone working remotely from abroad may be able to justify the premium.

A family trying to maximize housing space may find better value elsewhere.

Parte Vieja: Fantastic Social Life, Complicated Permanent Housing

The Parte Vieja — Old Town — is the centre of San Sebastián’s famous pintxos culture.

It offers extraordinary access to:

restaurants;
bars;
San Telmo Museum;
port;
La Concha;
Zurriola;
cultural events.

For someone who values social life, few Spanish neighbourhoods are more exciting.

But permanent residence requires realistic expectations.

Consider:

restaurant noise;
nightlife;
tourism;
summer crowds;
narrow streets;
older buildings;
parking;
deliveries;
lift access.

In July 2026, average asking sale prices in Parte Vieja were approximately:

€7,000/m².

This is not inexpensive historic housing.

Gros: Beach, Surf and Everyday City Life

Gros is one of San Sebastián’s strongest newcomer neighbourhoods.

It sits immediately east of the Urumea River and includes:

Zurriola beach;
Kursaal;
restaurants;
cafés;
shops;
sports;
surfing;
easy walking to Centro.

Gros is particularly attractive to:

younger professionals;
remote workers;
couples;
surfers;
people who want beach access but prefer a neighbourhood feel.

It is also highly sought after.

Average asking sale prices were approximately:

€6,693/m² in July 2026.

Rental competition can be intense, especially because some properties are offered only temporarily.

Antiguo and Ondarreta: One of the Best Family Areas

Antiguo combines several major advantages:

Ondarreta beach;
local shops;
restaurants;
schools;
university facilities;
relatively flat streets;
strong bus connections.

It can work particularly well for:

families;
academics;
university staff;
students;
professionals.

Nearby university institutions include important parts of:

EHU / University of the Basque Country;
Tecnun / University of Navarra.

Housing is expensive.

In July 2026, the average asking sale price in Antiguo was approximately:

€7,516/m².

But for families that can afford it, Antiguo offers one of the city’s strongest combinations of:

beach + schools + university + everyday shops + city access.

Ibaeta: University and Research Environment

Ibaeta lies around the university zone in western San Sebastián.

The area is particularly useful for people connected with:

EHU;
Tecnun;
research institutions;
university administration.

It can also appeal to families who want to remain close to Ondarreta while living outside the busiest tourist districts.

Before choosing housing, identify your exact campus.

San Sebastián has several university institutions and multiple campus locations.

“Near university” is not specific enough.

Amara: One of the Most Practical Choices

Amara may lack the iconic image of La Concha or Parte Vieja, but it can be one of the smartest places to live permanently.

Advantages include:

established residential streets;
schools;
supermarkets;
shops;
transport;
sports;
good access across the city.

It is particularly useful for families and residents who value normal everyday infrastructure more than being directly beside a beach.

In July 2026:

Average asking rent: approximately €17.2/m²

Average asking sale price: approximately €6,241/m².

Still expensive — but below several premium coastal areas.

Aiete: Quieter Family Living

Aiete offers:

residential developments;
green surroundings;
parks;
larger homes in some locations;
quieter streets.

It can appeal to:

families;
professionals;
people seeking more privacy.

Average asking sale prices were approximately:

€6,546/m² in July 2026.

One major consideration is terrain.

San Sebastián has hills, and Aiete can be significantly less walkable than Centro or Gros.

Test the actual journey to:

school;
supermarket;
bus;
workplace.

Egia: Central Without Being the Beachfront

Egia sits immediately behind the main railway station.

It has developed a strong cultural identity around:

Tabakalera;
local restaurants;
neighbourhood social life;
excellent central access.

It can be especially appealing to:

professionals;
younger residents;
people using trains frequently.

In July 2026, asking sale prices averaged around:

€5,821/m².

That is still expensive, but considerably below Miraconcha or Antiguo.

Egia can therefore provide an interesting balance between:

centrality and relative value.

Intxaurrondo: Better Relative Housing Value

Intxaurrondo is more residential and further east.

It can appeal to families looking for:

established neighbourhood life;
parks;
schools;
rail and bus links;
better housing value.

Average asking sale prices were approximately:

€4,534/m² in July 2026.

That remains high compared with many Spanish cities but significantly below central San Sebastián.

For a household prioritizing space over beachfront prestige, Intxaurrondo deserves investigation.

Altza and Bidebieta: Among the More Accessible Purchase Markets

Eastern districts such as Altza and Bidebieta can provide some of the city’s lower property-price benchmarks.

Average asking sale prices across Altza–Bidebieta were approximately:

€4,057/m² in July 2026.

The trade-off is distance from:

La Concha;
Parte Vieja;
Antiguo.

However, Euskotren and buses improve connectivity.

For buyers priced out of central San Sebastián, these districts may make permanent ownership more realistic.

Do Not Ignore Nearby Municipalities

San Sebastián’s housing market is expensive enough that newcomers should also consider the wider Donostialdea metropolitan area.

Depending on your workplace and transport needs, nearby municipalities can sometimes provide:

more housing;
better availability;
lower purchase prices;
good rail connections.

Potential alternatives include communities toward:

Pasaia;
Errenteria;
Hernani;
Lasarte-Oria;
Irun.

Do not automatically assume that crossing a municipal boundary makes daily life difficult.

In this region, rail connectivity can matter more than municipality name.

San Sebastián Climate: Green for a Reason

San Sebastián has an oceanic Atlantic climate.

It is completely different from:

Alicante;
Murcia;
Málaga;
Marbella;
Almería.

AEMET’s long-term climate figures for the Igeldo station show annual rainfall around:

1,507 mm

with roughly:

141 days per year recording measurable rain.

July’s normal average maximum is only around 21.8°C, while August is around 22.5°C.

That is one of San Sebastián’s biggest lifestyle advantages for people who dislike extreme heat.

Summers Are Mild

When much of Spain experiences prolonged summer heat, San Sebastián can remain comparatively comfortable.

That can be particularly attractive for:

retirees;
children;
remote workers;
people sensitive to extreme temperatures.

Air conditioning is less critical here than in Seville, Madrid or Valencia.

But heatwaves can still occur.

Rain Is Part of Life

The trade-off is frequent rain and humidity.

A newcomer should be comfortable with:

umbrellas;
waterproof jackets;
wet winters;
cloudy periods;
changing weather.

When inspecting housing, look for:

damp;
mould;
condensation;
ventilation;
window quality;
property orientation.

The city’s lush greenery does not appear by accident.

Heating Still Matters

Winters are mild compared with inland northern Spain, but heating remains important.

Check:

heating system;
insulation;
windows;
building efficiency;
previous utility bills.

A sea-facing older property can feel very different in January than during an August viewing.

San Sebastián Has Three Major Urban Beaches

Few European cities combine compact urban life with beaches as effectively as San Sebastián.

The main beaches are:

La Concha

The city’s iconic central beach.

Excellent for:

swimming;
walking;
everyday seaside life.

Ondarreta

Located beside Antiguo.

Particularly useful for:

families;
university residents;
quieter beach life.

Zurriola

Located in Gros.

Known particularly for:

surfing;
younger atmosphere;
sports.

The remarkable thing for permanent residents is that these are not remote resort beaches.

They are integrated into ordinary city life.

Walking Is One of the City’s Biggest Advantages

San Sebastián is compact.

If you choose housing carefully, many everyday journeys can be done on foot.

This can include:

school;
work;
beach;
supermarket;
restaurants;
government offices;
station.

That can materially reduce car dependence.

Cycling Is Also Important

Donostia has developed extensive cycling infrastructure.

For residents comfortable cycling, the combination of:

compact distances;
cycle routes;
relatively mild climate;

makes bikes useful for commuting.

Rain is the obvious trade-off.

Dbus: The Everyday Urban Network

The municipal Dbus network connects virtually all major neighbourhoods.

For many households, the combination of:

walking + Dbus + Euskotren + Cercanías

is enough to avoid daily car dependence.

Before renting, check the bus route to your most important destination rather than simply checking distance on a map.

Renfe Cercanías

San Sebastián also has Renfe Cercanías.

The C-1 corridor connects the city with destinations including:

Irun;
Pasaia;
Hernani;
Andoain;
Tolosa;
Beasain;
Zumarraga.

Inside the city, stations include locations such as:

Donostia / San Sebastián;
Gros;
Ategorrieta;
Intxaurrondo;
Herrera;
Loiola;
Martutene.

This is particularly useful for commuters whose work lies outside the city centre.

Euskotren and the Topo

Euskotren is another extremely important part of daily transport.

Its network connects Donostia with:

Lasarte-Oria;
Hendaia in France;
Zumaia;
Bilbao;
eastern Donostialdea.

The E2 line is especially useful because it connects toward:

Hendaia — Hendaye

on the French side of the border.

That gives San Sebastián an unusual cross-border transport advantage.

The Topo Is Undergoing a Major Transformation

2026 is an important year for Euskotren in San Sebastián.

The underground rail project is creating new central stations and a continuous route through the city.

As announced by the Basque Government during 2026, new underground stations are planned at:

Centro–La Concha;
Easo;
Benta Berri.

The current timetable envisages these coming into service toward the end of autumn 2026.

When complete, the project should significantly improve rail access through central Donostia.

For newcomers choosing property now, this is worth considering — particularly around Benta Berri and the city centre.

Because the infrastructure is still changing, always check current Euskotren routes and station openings.

San Sebastián Railway Station

The main Renfe station is:

Paseo de Francia, 22
20012 Donostia / San Sebastián

It sits close to:

city centre;
Egia;
Tabakalera;
main bus station.

Renfe operates Long Distance services connecting San Sebastián directly with cities including:

Madrid;
Barcelona.

The city also has regional and Cercanías rail services.

This makes rail particularly useful for occasional national travel.

San Sebastián Is Not Yet an AVE-Style Hub Like Madrid or Zaragoza

Newcomers should not confuse having long-distance trains with having the same high-speed connectivity as cities already fully integrated into Spain’s mature AVE network.

Rail connections are useful, but journey times and service patterns differ.

Check the exact train before planning regular business travel.

France Is Extremely Close

One of San Sebastián’s most distinctive advantages is its proximity to France.

The French border is only a short journey east.

Euskotren connects toward Hendaia/Hendaye, while road connections provide access to:

Hendaye;
Saint-Jean-de-Luz;
Biarritz;
Bayonne;
southwest France.

For newcomers with:

French family connections;
cross-border work;
international business;
frequent French travel;

this can be extremely valuable.

San Sebastián Airport

San Sebastián Airport is located in Hondarribia, rather than inside central Donostia.

It is a small but genuinely useful commercial airport.

As of August 2026, Aena lists 8 destinations served by 5 airlines.

Current scheduled destinations include:

Madrid;
Barcelona;
Málaga;
Gran Canaria;
Tenerife North;
Palma de Mallorca;
Menorca;
London City.

Some routes are seasonal.

This is significantly more useful than a small regional airport with no scheduled flights.

Bilbao Airport Is Still Important

San Sebastián Airport does not offer the international network of Bilbao.

For many European or long-haul trips, residents may find Bilbao Airport more practical.

Therefore frequent travellers should compare:

San Sebastián Airport route

journey to Bilbao + wider flight network.

The best airport depends on your destination.

Healthcare: Hospital Universitario Donostia

Healthcare is one of the city’s strongest practical advantages.

The main public hospital is:

Hospital Universitario Donostia
Paseo Doctor Begiristain, 109
20014 Donostia

It forms part of Osakidetza, the Basque public healthcare system.

The hospital is one of the major healthcare centres in Euskadi and has around:

1,000 beds;
more than 30 operating theatres.

It provides extensive specialist and acute care.

For:

families;
retirees;
healthcare professionals;
people managing ongoing health conditions;

having this level of hospital infrastructure inside the city is a significant advantage.

Primary Healthcare

Osakidetza also operates neighbourhood health centres throughout Donostia.

Examples include centres in:

Gros;
Egia;
Aiete;
Loiola;
Parte Vieja.

After moving, determine:

your public healthcare entitlement;
assigned health centre;
family doctor;
nearest pharmacy;
hospital route.

Some residence routes require qualifying private health insurance.

Read our Healthcare in Spain for Newcomers.

Universities Are a Major Part of San Sebastián

Donostia has a stronger university ecosystem than many cities of similar size.

Major institutions include:

EHU — University of the Basque Country

The Gipuzkoa campus is centred around Ibaeta.

An important campus location is:

Plaza Elhuyar, 1
20018 Donostia

The university also operates an International Welcome Centre for incoming students and researchers.

University of Deusto

The San Sebastián campus is located at:

Camino de Mundaiz, 50.

Tecnun — University of Navarra

The engineering school has an important campus in Ibaeta at:

Paseo Manuel Lardizabal, 13.

Tecnun also operates facilities in Miramón.

This academic ecosystem contributes to:

research;
engineering;
international students;
technology;
professional employment;
entrepreneurship.

University Location Should Influence Housing

A university employee should not automatically choose Centro.

If your daily destination is:

Ibaeta;
Tecnun;
EHU;

then Antiguo, Ibaeta or Benta Berri may produce a much easier routine.

If your institution is near Mundaiz, Egia or Amara may work better.

Always locate the actual faculty before choosing housing.

Is San Sebastián Good for Families?

Yes — if the housing budget works.

Potential advantages include:

excellent public services;
beaches;
parks;
healthcare;
schools;
sport;
compact distances;
safe-feeling residential environments;
outdoor lifestyle.

Popular family areas include:

Antiguo;
Ibaeta;
Aiete;
Amara;
Intxaurrondo;
selected outer neighbourhoods.

The biggest family challenge is usually housing rather than lack of services.

Euskara Is Important When Choosing a School

The Basque education system uses several language models.

The traditional models include:

Model A

Teaching mainly in Spanish, with Euskara taught as a subject.

Model B

Teaching divided between Spanish and Euskara.

Model D

Teaching primarily in Euskara, with Spanish taught as a subject.

Families arriving from abroad should not choose a school based only on:

reputation;
proximity;
facilities.

Ask:

What is the teaching language?
What support exists for a child who does not speak Euskara?
What support exists for a child who does not speak Spanish?
Which model does the school follow?
How much English is used?
Is admission linked to address?

For long-term families, children becoming bilingual in Spanish and Euskara can be a major advantage.

But the transition needs to be planned.

International Education Options

San Sebastián has international and multilingual education options, but the ecosystem is much smaller than:

Madrid;
Barcelona;
Marbella.

Families requiring a specific foreign curriculum should investigate schools before signing housing.

The Basque bilingual system may actually be a better long-term fit for many families planning to remain in Euskadi.

Spanish or Basque: What Do Adults Need?

A newcomer can generally manage daily life in San Sebastián using Spanish.

But learning some Euskara can improve integration.

Even understanding common words and place names helps with:

transport;
signs;
schools;
local culture;
pronunciation.

For certain roles — especially:

public sector;
education;
community services;

Euskara can become professionally important.

Working in San Sebastián

San Sebastián’s employment market is smaller than Madrid or Barcelona but has several strong sectors.

Relevant fields include:

healthcare;
universities;
research;
engineering;
technology;
tourism;
hospitality;
gastronomy;
professional services;
cross-border business;
public administration.

The wider Gipuzkoa economy also has a strong industrial and engineering tradition.

People arriving without remote income should research their specific profession before committing to San Sebastián’s high housing costs.

Remote Workers May Find the Lifestyle Exceptional

San Sebastián can be particularly attractive if your income is not tied to the local salary market.

A remote professional may gain:

beaches;
excellent food;
compact city;
walkability;
universities;
France nearby;
cooler summers;
cultural life.

The challenge is obtaining enough housing space for:

office;
storage;
family life;

at a realistic price.

Before renting, verify:

fibre internet;
workspace;
noise;
heating;
humidity;
natural light.

A 55 m² beachfront apartment may look attractive but may not work well for two people working from home.

San Sebastián for Retirees

San Sebastián can offer an exceptional retirement lifestyle for people with sufficient income.

Potential advantages include:

hospital;
healthcare;
walkability;
beaches;
restaurants;
mild summers;
cultural life;
excellent food;
public transport.

The main concerns are:

housing cost;
rain;
hills in certain neighbourhoods;
future accessibility.

Retirees should prioritize:

lift;
flat walking routes;
pharmacy;
supermarket;
healthcare;
bus access.

A central apartment with no view may ultimately be more practical than a hillside property with a spectacular view.

Gastronomy Is Part of Everyday Culture

San Sebastián’s food reputation is not simply tourism marketing.

Pintxos culture forms part of normal local social life.

Important gastronomic areas include:

Parte Vieja;
Gros;
Centro;
Antiguo.

Residents frequently socialize by moving between small bars rather than spending an entire evening in one restaurant.

For newcomers, this can be an easy way to participate in local life.

But permanent residents should remember:

the best restaurant neighbourhood is not automatically the best sleeping neighbourhood.

Tourism Changes the City Seasonally

Tourism is economically important, but it also creates pressure.

During:

summer;
Semana Grande;
San Sebastián International Film Festival;
major events;

some central areas become significantly busier.

This affects:

crowds;
restaurants;
traffic;
parking;
temporary accommodation.

If you are considering Parte Vieja, Gros or Centro, visit during both a quiet winter period and peak summer.

Useful Government Offices for Newcomers

One of the advantages of living in Donostia is having major municipal, Basque regional and Spanish State administration nearby.

Understand the distinction:

Ayuntamiento de Donostia / San Sebastián → municipal matters

Gobierno Vasco / Eusko Jaurlaritza → regional matters

Spanish State administration → immigration, Policía Nacional, Agencia Tributaria and Social Security.

Knowing which authority you need can save hours.

Ayuntamiento and Padrón — Udalinfo

The main municipal citizen-service office is:

Udalinfo Ayuntamiento
Ijentea, 1
20003 Donostia / San Sebastián

Entry is from the Boulevard side.

Other Udalinfo offices include:

Morlans

Rotonda de Morlans, 1

Altza

Plaza Harrobieta, 17

Udalinfo handles:

padrón;
municipal information;
document registration;
other city procedures.

Padrón Registration Has an Important Local Rule

For a new padrón registration in Donostia, the Ayuntamiento currently states that you must attend an Udalinfo office in person.

The initial alta is not currently completed entirely online.

That is a useful detail to know before moving.

Prepare:

identification;
housing documentation;
required authorizations where relevant.

See our Empadronamiento in Spain page.

Oficina de Extranjería

The main immigration office is:

Oficina de Extranjería en Donostia–San Sebastián
Plaza Pío XII, 6
20010 Donostia

The independent entrance is via Javier de Barcaiztegui.

This office handles administrative immigration procedures within its competence, including various:

residence authorizations;
work authorizations;
renewals;
family immigration procedures;
other extranjería matters.

Many applications can also be handled electronically.

Policía Nacional

The Policía Nacional’s provincial station is at:

Calle José María Salaberría, s/n
Donostia / San Sebastián

Police foreigner-documentation procedures can include matters related to:

NIE;
TIE;
fingerprints;
certificates;
other foreigner documentation.

Important

Always use the exact office shown on your cita previa confirmation.

Do not assume:

Extranjería office = TIE office = NIE office.

They perform different functions.

See our NIE Number Spain page.

Agencia Tributaria

The Spanish State Tax Agency’s Gipuzkoa delegation is at:

Okendo Kalea, 20
Donostia / San Sebastián

Newcomers may deal with Agencia Tributaria for:

tax registration;
income tax;
tax certificates;
autónomo matters;
business taxation.

Many procedures are easier with electronic identification.

Important Basque Tax Detail

The Basque Country has a distinctive fiscal system.

Newcomers may encounter both:

Spanish State tax administration;
Gipuzkoa’s provincial tax administration;

depending on the tax and individual situation.

This is one reason people moving to the Basque Country with:

foreign businesses;
investment income;
international pensions;
complex assets;

should obtain appropriate tax advice rather than assuming every Spanish tax procedure works identically throughout the country.

Social Security

The provincial Social Security offices for Gipuzkoa are based at:

Hermanos Otamendi, 13
Donostia / San Sebastián

The building houses important services connected with:

INSS — Instituto Nacional de la Seguridad Social

and

TGSS — Tesorería General de la Seguridad Social.

Newcomers may use these services for matters involving:

Social Security number;
employment;
autónomo registration;
contributions;
benefits;
pensions.

INSS and TGSS are different organisations.

See our Social Security Number in Spain page.

Zuzenean — Basque Government Citizen Services

For Basque Government procedures, the Zuzenean citizen-service office is at:

Andia, 13
20004 Donostia / San Sebastián

Regional matters can include areas involving:

education;
healthcare;
housing programmes;
regional administration;
social policies.

This is separate from both the Ayuntamiento and Spanish State administration.

Get Electronic Identification Early

A Digital Certificate and other accepted electronic-identification systems can simplify administration involving:

Ayuntamiento;
immigration;
Agencia Tributaria;
Social Security;
Basque Government services.

See our Digital Certificate Spain.

Open a Spanish Bank Account

A local bank account can simplify:

salary;
rent;
utilities;
insurance;
school payments;
taxes;
Social Security.

See How to Open a Bank Account in Spain.

Donostia Has an Active Low Emission Zone

Drivers need to pay particular attention to San Sebastián’s Zona de Bajas Emisiones — ZBE.

The ZBE came into force in January 2025 and covers approximately 1.2 km² of the central city.

The current system has two phases.

Phase 1 — 2025 to 2027

The main restrictions affect vehicles without an environmental classification, subject to defined exemptions and authorizations.

Phase 2 — From 2028

Restrictions become stricter and include additional vehicles, including category B under the current plan.

The ZBE operates:

24 hours a day, seven days a week.

Access is monitored by cameras.

Foreign-Plated Cars Require Prior Authorization

This is particularly important for newcomers.

Vehicles with foreign registration plates must request prior authorization before entering the ZBE, even when the vehicle itself satisfies the required environmental standards.

During the 2025–2027 phase, foreign cars and vans generally need to meet registration-date requirements or qualify through hybrid/electric categories.

Do not drive a foreign-plated vehicle into central Donostia assuming the cameras will automatically recognize its emissions standard.

Do You Need a Car in San Sebastián?

Not necessarily.

In areas such as:

Centro;
Gros;
Parte Vieja;
Antiguo;
Amara;
Egia;

many households can rely heavily on:

walking;
cycling;
buses;
trains.

A car becomes more useful for:

rural Gipuzkoa;
weekend travel;
certain family routines;
workplaces outside public transport corridors.

But central parking can be expensive and ZBE rules add another consideration.

For many newcomers, living without daily car dependence is one of the city’s advantages.

Your First Month in Donostia / San Sebastián

A practical first-month sequence might look like this:

Secure genuine year-round housing
Confirm that the rental permits habitual residence
Complete padrón registration in person at Udalinfo
Finish outstanding immigration procedures
Complete NIE/TIE documentation where required
Obtain Cl@ve or a Digital Certificate
Establish healthcare access
Identify your Osakidetza health centre
Save Hospital Universitario Donostia
Open or activate a Spanish bank account
Confirm your Social Security position
Arrange electricity, water and internet
Complete school arrangements
Understand the school’s Euskara/Spanish language model
Learn your most useful Dbus routes
Learn whether Cercanías or Euskotren is better for your routine
Familiarize yourself with the main railway station
Check whether your flights are better from San Sebastián or Bilbao Airport
Check your driving-licence situation
Register a foreign-plated vehicle before entering the ZBE where required
Locate your nearest pharmacy
Save the Udalinfo and Extranjería addresses
Organize digital copies of important documents
Buy proper rainwear
Start learning practical Spanish
Learn a few basic words of Euskara

Keep a Donostia Administration Folder

Create a secure digital folder with sections for:

Immigration

passport;
visa;
NIE;
TIE;
residence resolution;
application receipts.

Housing

rental contract;
padrón;
utilities;
property documentation.

Healthcare

health card;
insurance;
medical reports.

Tax

tax registrations;
Agencia Tributaria documents;
provincial tax documents where relevant;
returns;
certificates.

Social Security

Social Security number;
employment documents;
autónomo records.

Education

school registration;
language-model information;
academic documents.

Vehicle

driving licence;
registration;
insurance;
ZBE authorization.

Good organization becomes particularly important when you are dealing with municipal, Basque and Spanish State administrations simultaneously.

San Sebastián vs Bilbao

This is probably the most important Basque-city comparison.

San Sebastián May Suit You Better If You Prioritize:

beaches inside the city;
compact scale;
gastronomy;
France;
outdoor lifestyle;
premium coastal environment.

Bilbao May Suit You Better If You Prioritize:

larger employment market;
larger metropolitan area;
bigger airport;
Metro;
international business;
broader housing geography.

Bilbao is the stronger business metropolis.

San Sebastián is the stronger premium coastal lifestyle city.

San Sebastián vs Vitoria-Gasteiz

Vitoria provides a very different Basque alternative.

San Sebastián

coast;
beaches;
gastronomy;
higher housing prices;
tourism;
France nearby.

Vitoria-Gasteiz

generally easier housing market;
extensive green infrastructure;
quieter family lifestyle;
regional-government employment;
inland climate.

Families whose budget is stretched by Donostia should seriously compare Vitoria rather than abandoning the Basque Country entirely.

San Sebastián vs Santander

Both are excellent northern coastal cities.

San Sebastián

stronger gastronomy reputation;
France nearby;
Euskara environment;
more expensive property;
strong university/research ecosystem.

Santander

generally lower property prices;
excellent urban beaches;
Cantabrian lifestyle;
useful regional airport;
less complex language environment for some newcomers.

Both suit people who prefer Atlantic Spain over Mediterranean heat.

San Sebastián vs Pamplona

Pamplona is an interesting inland alternative.

San Sebastián offers:

coast;
beaches;
maritime climate;
France;
very high housing prices.

Pamplona offers:

inland family-oriented city;
Navarre’s strong economy;
generally lower property pressure;
easier access toward the Pyrenees.

People working remotely may choose almost entirely based on lifestyle and housing budget.

Pros and Cons of Living in San Sebastián

Advantages

Exceptional urban beaches
Compact city
Strong healthcare
Hospital Universitario Donostia
Several major university institutions
Excellent gastronomy
Strong cultural identity
France nearby
Euskotren to Hendaia
Cercanías
Long-distance rail
Useful commercial airport
Walkability
Cycling
Mild summers
Access to mountains and coast
Strong research and engineering ecosystem
Excellent option for remote professionals
Strong Spanish and Basque cultural immersion

Disadvantages

Extremely expensive property
High rental prices
Permanent rentals can be difficult to find
Temporary and seasonal rentals are common
Frequent rain
High humidity
Smaller job market than Madrid or Barcelona
Limited English in ordinary administration
Euskara can matter for schools and some employment
Central parking is difficult and expensive
Active ZBE
Foreign-plated vehicles need additional preparation
San Sebastián Airport has a relatively small network
Tourism pressure in central neighbourhoods
Premium areas can be prohibitively expensive for families

Who Should Consider San Sebastián?

San Sebastián is particularly compelling if your ideal move sounds like:

“I want one of the best coastal lifestyles in Spain, and I am willing to pay more for housing to get it.”

It can be exceptional for:

families with sufficient budgets;
remote professionals;
academics;
researchers;
engineers;
healthcare professionals;
food and hospitality professionals;
retirees;
people with connections to France.

The city’s strongest advantage is not simply La Concha or pintxos.

It is the combination of:

beaches + walkability + healthcare + universities + food + culture + France + public transport + manageable city scale.

Few European cities offer all of those characteristics together.

The challenge is housing.

If you can solve that part sustainably, Donostia can become an extraordinary place to live.

How Newcomer.es Can Help You Move to San Sebastián

Moving to San Sebastián involves far more than choosing between Gros and Antiguo.

A complete relocation can involve:

immigration;
NIE;
TIE;
padrón;
healthcare;
Social Security;
banking;
Digital Certificate;
housing;
schools;
tax;
transport;
driving.

Newcomer.es helps newcomers understand how those steps connect.

If you are still comparing locations across Euskadi, start with our Moving to the Basque Country page.

Before renting, read our Long-Term Rentals in Spain page.

The goal should not simply be:

“I want to live in beautiful San Sebastián.”

The better goal is:

“I want housing, school, work, healthcare, transport and administration to fit together in San Sebastián.”

That is what turns an attractive destination into a sustainable home.

Frequently Asked Questions About Living in San Sebastián

Is San Sebastián a good place for expats?

Yes. It is particularly attractive to newcomers who value beaches, food, healthcare, compact urban life and northern Spain. Housing cost is the biggest practical drawback.

How many people live in San Sebastián?

The official municipal population was 189,866 at 1 January 2025.

Is Donostia the same as San Sebastián?

Yes. Donostia is the Basque name and San Sebastián is the Spanish name.

Is San Sebastián expensive?

Yes, especially for housing. Average asking rent was approximately €18.6/m² in July 2026 and average asking sale prices were approximately €6,590/m².

How expensive is Centro?

Centro–Miraconcha asking rent was approximately €20.5/m² in July 2026, while asking sale prices were around €8,669/m².

What are the best areas to live in San Sebastián?

Centro is strongest for premium walkability. Gros offers Zurriola and a younger coastal lifestyle. Antiguo works particularly well for families and academics. Amara is highly practical, while Egia, Intxaurrondo and Altza can provide better relative housing value.

Is Gros a good place to live?

Yes. Gros combines Zurriola beach, restaurants, walking access to the centre and strong neighbourhood life. Housing is expensive and temporary rentals are common.

Is Antiguo good for families?

Yes. It combines Ondarreta beach, schools, universities, shops and relatively flat everyday walking routes.

Is Amara a good place for newcomers?

Yes. Amara offers practical residential living with supermarkets, schools, transport and easier everyday infrastructure than some more tourism-focused districts.

Is San Sebastián good for families?

Yes, if the housing budget works. Healthcare, education, beaches, parks and compact distances are significant advantages.

Do children need to speak Basque?

Not before arriving, but Euskara plays an important role in the education system. Families should investigate the school’s language model and newcomer-language support.

Can I live in San Sebastián speaking only Spanish?

Yes. Spanish is widely used. Learning some Euskara can improve integration and may be important for certain jobs.

Does San Sebastián have international schools?

There are multilingual and international education options, but the market is much smaller than Madrid, Barcelona or Marbella.

Does San Sebastián have a major hospital?

Yes. Hospital Universitario Donostia is one of the principal healthcare centres in the Basque Country.

What public healthcare system does San Sebastián use?

The Basque public healthcare service is called Osakidetza.

Does San Sebastián have universities?

Yes. Important institutions include EHU’s Gipuzkoa Campus, University of Deusto’s San Sebastián campus and Tecnun, the University of Navarra’s engineering school.

Is San Sebastián good for remote workers?

Yes, particularly if income comes from outside the local employment market. The main challenge is finding enough housing space at an acceptable price.

Does San Sebastián have a train to Madrid?

Yes. Renfe operates direct Long Distance services between San Sebastián and Madrid.

Does San Sebastián have a train to Barcelona?

Yes. Renfe operates direct Long Distance services between San Sebastián and Barcelona.

Does San Sebastián have Cercanías?

Yes. Renfe’s C-1 connects Donostia with Irun and towns inland through Gipuzkoa.

What is the Topo?

The Topo is the commonly used name for the Euskotren suburban railway serving Donostialdea and connecting toward places including Hendaia.

Can I take a train from San Sebastián to France?

Yes. Euskotren’s E2 corridor connects toward Hendaia/Hendaye at the French border.

Does San Sebastián have an airport?

Yes. San Sebastián Airport is in Hondarribia.

Where can you fly from San Sebastián Airport?

As of August 2026 Aena lists eight destinations, including Madrid, Barcelona, Málaga, London City, the Canary Islands and selected Balearic routes.

Should I use San Sebastián Airport or Bilbao Airport?

It depends on the destination. San Sebastián Airport is convenient but small. Bilbao normally provides a much broader international route network.

Can I live in San Sebastián without a car?

Yes. Many residents rely on walking, buses, bicycles, Euskotren and Cercanías.

Does San Sebastián have a Low Emission Zone?

Yes. The central ZBE has operated since January 2025 and applies 24 hours a day, seven days a week.

Can I drive a foreign-plated car into San Sebastián’s ZBE?

Foreign-plated vehicles must request prior authorization before entering the ZBE and meet the applicable environmental requirements.

Where do I register on the padrón?

Udalinfo handles padrón registration. The main office is at Ijentea 1.

Can I register on the padrón online in San Sebastián?

For a new padrón registration, the Ayuntamiento currently requires in-person attendance at Udalinfo.

Where is the immigration office?

The Oficina de Extranjería is at Plaza Pío XII 6, with its independent entrance via Javier de Barcaiztegui.

Where is Policía Nacional?

The Comisaría Provincial is at Calle José María Salaberría s/n. Follow your cita previa confirmation for the exact NIE or TIE procedure location.

Where is Agencia Tributaria?

The Gipuzkoa delegation of Agencia Tributaria is at Okendo 20.

Where is Social Security?

Important provincial INSS and TGSS services are based at Hermanos Otamendi 13.

Where is the Basque Government citizen office?

Zuzenean is at Andia 13.

What is San Sebastián’s biggest advantage for newcomers?

Its combination of urban beaches, excellent healthcare, universities, walkability, exceptional food, strong cultural identity and immediate access to France.

What is the biggest disadvantage?

Housing. Renting and buying in San Sebastián are expensive, and finding a genuine year-round rental can be difficult.