Appreciation, rent and gross yield for the 21 districts and their neighbourhoods, with real estate websites asking prices. Click a district to expand its neighbourhoods and choose the period to compare. All of Spain, with official data, is on its own page.
See also: all of Spain by region, province and municipality, with official data →
Gain from buying at the start of the period and valuing today, unlevered, per €100 invested.
All Madrid neighbourhoods with real estate websites sale and rent prices, ranked by estimated annual IRR with their sustainability traffic light. real estate websites only publish the one-year change per neighbourhood, so this ranking is always for the last year, whichever period is chosen above.
Tabs. “Capital gain” isolates sale-price appreciation (annual and cumulative over the chosen period, and distance to the all-time high). “Rent” isolates rent growth (annual and cumulative) and current gross yield. “Yield and IRR” combines both: how much of the gain comes from capital appreciation and how much from rent.
Estimated annual IRR (unlevered): annual return from buying at the start of the period, collecting net rent each year (75% of gross: vacancy, property tax, community fees, insurance and maintenance) and selling at the end at today's price. It therefore adds capital gain and rent: the more a zone has appreciated, the higher it is. It is the figure the tables are ranked by. It excludes taxes, transaction costs and financing; with debt it would be higher where appreciation exceeds the cost of the loan.
Sustainability (traffic light, separate from the IRR): three signals compared with the median of each table. 1) Rent grows above the average, which is what supports prices in the long run. 2) Gross yield is above the average, i.e. housing is not expensive in years of rent. 3) Price has not moved away from rent more than the average (sale/rent ratio). Green = 2 or 3 signals; amber = 1; red = none or falling rent. Hover over the dot to see which signals it meets.
Sources. Everything uses real estate websites asking prices (sale and rent, €/m²), never mixed with other sources. City and districts: monthly series from 2007-2011, which allow 10, 5 and 3 years to be measured. Neighbourhoods: real estate websites only publish the current price and its one-year change, so neighbourhood tables always show the last year, even if another period is chosen; our own series is built up month by month. Current price, rent and gross yield: September 2026. Asking prices rise faster than signed contracts. All of Spain, with official data, is on its own page.
Capital gain vs rent: from the appreciation and rent growth of the period and the current gross yield, the yield at the start is reconstructed and the net rent collected is added (75% of gross, for vacancy, property tax, community fees, insurance and maintenance). Indicative estimate, before taxes and transaction costs. Orbis Route analysis; not investment advice.
