Flats
Area data behind the numbers
Asking prices and rents per m² by area, with the 10-year change used for growth projections. Estimated values are marked; replace them when you have better figures.
How the numbers are worked out
- Gross yield = estimated yearly rent ÷ asking price. Rent is the area’s €/m² × size × your “signed vs advertised” setting, with smaller flats earning a bit more per m². For rented flats with a stated rent, that rent is used until the lease ends.
- Where the rent per m² comes from: Madrid districts, Cáceres zones and 17 Málaga towns use idealista asking rents (2026). Every other town uses the Spanish tax agency’s 2024 statistics of declared long-term leases (the “Declared rent” column), multiplied by 1.55 to approximate a new contract today. That factor is the median gap between the two sources in the 18 places where I have both; it ranges from 1.4 to 2.1, so treat derived rents as a first screen and check real ads.
- Where price history comes from: only the Madrid districts and Cáceres have a 2016–2026 price series. Everywhere else the growth column shows “—”, projections use your default growth assumption, and the score gives a neutral growth mark.
- Monthly costs = mortgage payment + community + IBI + insurance + maintenance + empty-month allowance. “Covers costs” means rent is at least that total.
- Cash needed = price + ITP + notary/registry + refurb − loan. The loan is capped at your loan-to-value setting, and your reserve is never spent. ITP is the regional general rate for second-hand homes unless you override it.
- Rent caps: municipalities declared “tensioned” (Cataluña, País Vasco, Navarra, A Coruña, Santiago, parts of Asturias; official list as of October 2026) limit rent on new contracts. There the score is reduced, and projections cap rent growth at 2.25% a year while the toggle is on. “Probably” means the region has declared most large towns but I could not confirm this one.
- Projections grow value by your share of the area’s 2016–2026 yearly rate. Gains are before income tax and after 3% selling costs.
- Score (0–100): yield vs target 35, cost coverage 25, area growth 25, fit with your savings 15, minus penalties for basements, interiors, sub-market leases, very small units, rent caps and estimated data.
- Sources: Agencia Tributaria, “Estadística de viviendas declaradas en IRPF 2024” (rents of leases in force, municipalities over 20,000 inhabitants); idealista price reports for Madrid (October 2026), Villaverde history and Málaga towns (August 2026); OCU Cáceres analysis (June 2026); regional ITP rates from 2026 guides (Galicia and Comunitat Valenciana were reported differently by different guides, so check them); rent-cap zones from the Ministry of Housing list as reported in October 2026. Not in the data: País Vasco and Navarra towns (they have their own tax agencies), so use “Other places in…” there.
- Importing: “Import CSV or backup” takes a CSV with the columns url, area, barrio, calle, price, m2, rooms, floor, lift (yes/no), ext (ext/int/basement), status (available/rented/nuda), rent, leaseEnd, usufYears, source, note. Only area, price and m2 are required; area can be the name of a town or the key shown in the area table. It also restores a JSON backup made with “Export my data”.
- This is a screening tool, not financial advice. Check rent demand, building condition (ITE/IEE), community debts and lease terms before making an offer.