Caceres is a city of just under a hundred thousand people in the province of Caceres, in Extremadura. City and province print the same name in INE's tables, and the province is roughly four times the size, so every figure on this page says which tier it belongs to. INE also publishes two population counts, both dated 1 January 2025, and they disagree: the Padron gives 96,651 for the municipality and the Censo Anual de Poblacion gives 96,598. Neither is reconciled against the other, so we name the operation.
What a listing skates over is the railway. Caceres has no AVE and no Avant. Adif's station page lists Alvia, Media Distancia, Regional Expres and Regional, and trains to Madrid are Alvia, which uses high-speed track only where such track has been built. Extremadura's in-service high-speed section runs Plasencia to the city of Badajoz; Talayuela to Plasencia is under construction and the Madrid approach is still at study stage. A planned line is not a service.
AEMET does publish climate normals here, from a station inside the municipality, and the period it prints is 1982 to 2010, not the 1981 to 2010 window titling AEMET's own volume of normals. Idealista's July 2026 report prices six of the eleven areas it lists, so five of them carry no figure at all. The UNESCO-listed Casco Antiguo is not the dearest of the six.
The verdict
The upside is real. So is the downside. Both matter more than any brochure will admit.
Climate normals from a station in the city
AEMET's station 3469A, whose coordinates fall inside the municipality, at 394 metres, is the source of the normals we quote. The period AEMET prints for it is 1982 to 2010, one year shorter than the window AEMET's own printed volume carries.
Through Alvia trains to Madrid
Adif lists Alvia at Caceres station alongside Media Distancia, Regional Expres and Regional. Alvia runs on high-speed infrastructure where that infrastructure exists and on conventional track where it does not, so the Madrid service is a through train.
The old town is not the dearest area
Idealista's July 2026 report puts Casco Antiguo below the figure for the city as a whole, and well below Centro. Buyers who assume the UNESCO-listed quarter carries the highest asking prices are reading it the wrong way round.
The health area and its named complex
SES places the city in the Area de Salud de Caceres, and the hospital complex it names for that area is the Complejo Hospitalario Universitario de Caceres.
City asking prices below the 2008 high
Idealista's July 2026 figure for Caceres sits below the highest figure in its own record for the city, which it dates to March 2008. Everything Idealista publishes is an advertised asking price, not a sale price.
No AVE and no Avant at Caceres
Adif's station listing for Caceres shows Regional Expres, Alvia, Media Distancia and Regional, and no AVE and no Avant. Extremadura's in-service high-speed section runs Plasencia to the city of Badajoz, Talayuela to Plasencia is under construction, and the Madrid approach is at study stage.
Five of eleven listed areas carry no price
Idealista lists eleven areas in Caceres in its July 2026 report and prices six. Aguas Vivas - La Zambomba, Campus Universitario, Ceres Golf, Estacion Arroyo Malpartida and Valdesalor-Rincon de Ballesteros have no published figure.
Aena publishes no airport at Caceres
Aena's own network lists no airport at Caceres. Badajoz Airport, which is in the province of Badajoz and not in this one, states a distance from Merida on its own Aena page and says nothing about Caceres. We publish no distances.
A works notice you cannot date
Adif's Caceres station page carries a notice that the Zafra to Sevilla leg is running by road while works continue. The only date stamp on that page is template boilerplate, so we cannot tell you how current the notice is.
A small foreign-born population by INE's count
On INE's Censo Anual de Poblacion at 1 January 2025, 6,442 of 96,598 residents were born abroad and 3,974 held foreign nationality. If an established international community matters to you, that is a small base to arrive into.
Editor's note
Caceres is easy to get wrong in two ways at once: the city and its province print the same word, and its railway is not what a map suggests. There is no AVE and no Avant here. Trains to Madrid are Alvia, and Extremadura's in-service high-speed section runs Plasencia to the city of Badajoz. A planned line is not a service, and the same is true of Merida, which sits in Badajoz province rather than in this one despite being the regional capital.
Two details we would not want a hurried reader to miss. AEMET prints this station's normals for 1982 to 2010, not 1981 to 2010, and we have printed the period as AEMET does. The health area's hospital is a complex of two buildings, San Pedro de Alcantara and the newer Hospital Universitario de Caceres, and naming only the new one describes a building rather than a designation.
Worth comparing directly: Merida, the regional capital with thinner published data; Toledo, whose only Adif service type is an Avant from one Madrid terminus; and Salamanca, which also gets no AVE.
Updated 2026-09-02
Updated 2026-09-02
Where to live and what to expect at each price point.
Dearest of the six districts the July 2026 report prices in Cáceres, at about a seventh above the municipal figure per square metre. It rose over the year to July 2026 rather faster than the city as a whole.
Second of the six districts the July 2026 report prices in Cáceres, at about a seventh above the municipal figure per square metre. It rose over the year to July 2026 more slowly than the city as a whole.
Third of the six districts the July 2026 report prices in Cáceres, at close to the municipal figure per square metre. It rose over the year to July 2026 more slowly than the city as a whole.
Fourth of the six districts the July 2026 report prices in Cáceres, at about nine tenths of the municipal figure per square metre. It rose over the year to July 2026 more slowly than the city as a whole.
Fifth of the six districts the July 2026 report prices in Cáceres, at about nine tenths of the municipal figure per square metre. It rose over the year to July 2026 more slowly than the city as a whole.
Cheapest of the six districts the July 2026 report prices in Cáceres, at a little over half the municipal figure per square metre. It rose over the year to July 2026 at around half again the pace of the city as a whole.
Honest answers to the questions buyers actually ask.
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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