If you’re considering buying in Menorca (to live, invest, or purchase a second home), the key question isn’t only “how much does it cost?”, but what you’re really paying for in each area: lifestyle, demand, liquidity, property profile, and potential for capital appreciation.
To give you a clear baseline, here’s a comparison with average sale prices per m² and their year-on-year trend, based on data from November 2025.
Quick market snapshot (November 2025)
- Most expensive: Sant Lluís — €4,758/m²
- Most “balanced” for location and access: Es Mercadal — €4,260/m²
- Highly sought-after for charm and holiday rentals: Ciutadella — €4,058/m²
- The capital and year-round local life: Maó — €3,574/m²
- A smart alternative close to Maó (with character and a harbour feel): Es Castell — €3,294/m²
Comparison table (average price €/m² and annual change)
| Area | Average price (€/m²) | Annual change |
|---|---|---|
| Sant Lluís | 4,758 | +9.0% |
| Es Mercadal | 4,260 | +5.5% |
| Ciutadella | 4,058 | +18.8% |
| Maó | 3,574 | +22.3% |
| Es Castell | 3,294 | +6.8% |
Note: these figures are averages and can vary significantly depending on whether we’re talking about the historic centre, coastline, views, condition, pool, tourist licence, etc.
What this means for you (area by area)
Ciutadella: strong demand, “emotional” appeal, and highly tourist-driven
Ciutadella combines charm, services, nearby coastline, and a highly searched market. Its average price stands at €4,058/m², with a notable annual increase (+18.8%).
Ideal if your priorities are holiday rentals, a second home, and high desirability.
Budget reference (average-based estimate):
- 80 m² apartment: €324,640
- 150 m² home: €608,700
Maó: the capital, true year-round living, and strong growth
Maó typically attracts buyers looking for services, schools, the harbour, and local life. The average price is €3,574/m² and it shows a very strong annual increase (+22.3%).
Ideal if you prioritise living year-round, good connectivity, and a more “practical” market.
Budget reference (average-based estimate):
- 80 m² apartment: €285,920
- 150 m² home: €536,100
Sant Lluís: premium profile, villas, and privacy (top pricing)
Sant Lluís sits in a more “premium” bracket, reflected in its average price: €4,758/m² (+9.0% annually).
Ideal if your priorities are a villa with outdoor space, tranquillity, a high-quality property, and high-end demand.
Budget reference (average-based estimate):
- 80 m² apartment: €380,640
- 150 m² home: €713,700
Es Castell: a smart alternative next to Maó (often more accessible)
Es Castell is a very attractive option if you want to be close to Maó, with its own atmosphere and harbour areas. Its average price is €3,294/m² (+6.8% annually).
Ideal if you prioritise value for money, proximity to the capital, and a calmer lifestyle.
Budget reference (average-based estimate):
- 80 m² apartment: €263,520
- 150 m² home: €494,100
Es Mercadal: strategic centre with north/south access (highly sought-after)
Es Mercadal is “well-connected Menorca”: it lets you move around the island quickly, which supports steady demand. Average price €4,260/m² (+5.5% annually).
Ideal if you prioritise a central location, mobility, and a balance between calm and convenience.
Budget reference (average-based estimate):
- 80 m² apartment: €340,800
- 150 m² home: €639,000