These issues don't just affect the locals . . . they improve life for holiday homeowners, too.

The fact that Gijon locals are among the happiest in Spain is no surprise to Miriam Malga-Smith, an agent in the pretty Asturian port. "Residents of Gijon have everything they need: a beautiful beach, an elegant shopping centre, museums, and excellent restaurants and bars."

Malga-Smith says Gijon is not only great for holidays, it offers a good environment for relocation. Even so, it won't suit those who want the Costa-style vibe, she says.

"Asturias is very different from the rest of Spain, and Irish and British people who buy in this area want to mix with the Spanish, learn the language and are also interested in nature and outdoor activities. Residents are very friendly towards people from other countries and really make them feel at home."

Property in Asturias ranges from rural estates to stone houses and timberframed cottages, costing from 50,000 to more than 810,000 for an old palace.

Properties in Gijon's historic centre are often in renovated buildings and start from 150,000 for a studio. Malga-Smith says that magnificent villas are available in the suburb of Somio but in this district "there is nothing for less than 520,000".

High prices are also a factor when buying in Bilbao. The city is highly industrial, and offers good employment prospects and infrastructure.

Agent Anton Ortuondo says you should expect to pay between 325,000 and 1m for an apartment in Bilbao itself. There is a mix of dated apartment buildings across the city, competing with gleaming new property. The Gran Via 22 project is one such development, where chic apartments are being built inside a historic building on one of Bilbao's central boulevards. Properties are likely to cost from 5,000 per sq m, the smallest one being around 82sq m.

One factor in the quality of life survey was healthcare. Pamplona needs good doctors more than most because it is the site of the San Fermin festival, otherwise known as the Running of the Bulls. This is the city's best claim to fame, but it's also worth visiting for its historic centre and beautiful location in the mountainous Navarra region.

Apartments range from one-bedroom flats measuring 48 sq m (from 203,000) to central properties costing over 450,000. Even at the higher prices, decor is often dated and buildings are unlikely to offer pools or gyms.

Mark Stucklin, of Spanish Property Insight, believes Pamplona hasn't yet caught on as a destination for Irish buyers because it's rather inaccessible. "It's not an easy city to get to for a weekend, " he says.

"You have to travel about two hours from Bilbao or Zaragoza airports."

He doesn't think Pamplona will attract many overseas buyers, even with its new-found, 'best-city' status, but admits that the town may appeal to those who really want to get away from their Irish roots. "It definitely offers an authentic taste of Spain and, as the market grows and access gets better, inevitably you'll see more Irish heading to these areas."

www. spanishpropertyinsight. com www. asturian-property. com; 0034-6391 70320 www. ortuondo. com; 0034-9444 22058

NEED TO KNOW

>> English-speaking agents are rare in these areas. Although there are now a few in Asturias, most don't have a website.
>> If you're keen on buying in Bilbao or Pamplona, you will have to work harder for it and visit agents in person.
>> If you buy a property in Spain and plan to renovate or extend it, you must first get official permission and a licence from the local planning authority.
>> If you're buying land for building on, make sure it has legal permission to build first. Check the details for yourself with the local planning authority.