Horta-Guinardó · Barcelona
Rental yield in Sant Genís dels Agudells
Sant Genís dels Agudells is an affordable area for Barcelona, with a high rental yield and a Total Return above the city average. Here is what a typical flat in Sant Genís dels Agudells costs to buy and rent, and the Total Return (IRR) it delivers, compared with Horta-Guinardó and the rest of Barcelona.
Sale price
2,840
€/m² · second-hand homes
Rent
11.9
€/m² per month · SERPAVI legal cap
Gross yield
5.0%
annual rent ÷ price
Total Return
5.6%
10-year IRR · typical flat
Appreciation
+3.2%
a year, 10-15 year history
Household income
€39,474
net, per year · INE
What the data says
Sant Genís dels Agudells is a neighbourhood in the Horta-Guinardó district of Barcelona. The reference sale price is €2,840/m², based on registered sales in 2025 (Land Registry): 35% below the Barcelona median (€4,345/m²) and 21% below its district median (€3,603/m²). It ranks 62 of 70 neighbourhoods in Barcelona by price and 10 of 10 within Horta-Guinardó.
The reference rent is €11.9/m² per month (SERPAVI median for the neighbourhood, 2024): about €845 a month for a typical 71 m² flat. Barcelona is a declared stressed rental zone, so that figure acts as the legal cap on a new tenancy (the usual range in the neighbourhood runs from €9.3 to €12.7/m²). The gross yield (annual rent ÷ price) comes to 5.0%, 1.1 points above the city median (3.9%): rank 13 of 70 by gross yield.
With a 70% mortgage at 3.80% over 25 years and a sale after 10 years, the estimated Total Return (IRR) for that typical flat is 5.6%, above the Barcelona median (4.2%). It takes about €82,759 of cash (deposit, taxes and costs), and first-year cash flow after tax is -€147 a month.
Asking prices in the Horta-Guinardó district have grown by an average of 3.2% a year over the last 10 and 15 years (idealista, December 2025). Historical, not a forecast: it is the appreciation the modelled sale assumes. Average net household income is €39,474 a year (INE). 1,277 sales were registered in Horta-Guinardó in 2025, averaging 69 m².
A typical flat in Sant Genís dels Agudells
The same standard assumptions as the CasaROI map: change the mortgage, term or tax profile in your account and the Total Return is recalculated for your case.
- Size
- 71 m²
- Purchase price
- €201,640
- Monthly rent
- €845
- Cash needed · deposit + transfer tax + costs
- €82,759
- Monthly cash flow (year 1)
- -€147
- Total Return (IRR)
- 5.6%
Assumptions: 70% mortgage over 25 years at 3.80%, sale after 10 years, Spanish tax resident at a 37% marginal rate, no renovation.
Neighbourhoods in Horta-Guinardó, ranked by gross yield
| Area | €/m² | Rent €/m² | Gross | IRR |
|---|---|---|---|---|
| el Turó de la Peira | 2,936 | 13.0 | 5.3% | 6.0% |
| el Carmel | 3,071 | 13.1 | 5.1% | 5.7% |
| Sant Genís dels Agudells | 2,840 | 11.9 | 5.0% | 5.6% |
| la Teixonera | 3,482 | 13.4 | 4.6% | 5.0% |
| Montbau | 3,621 | 13.5 | 4.5% | 4.8% |
| Porta | 3,585 | 13.2 | 4.4% | 4.7% |
| Horta | 3,965 | 13.4 | 4.1% | 4.1% |
| Vilapicina i la Torre Llobeta | 3,884 | 13.3 | 4.1% | 4.2% |
| la Font d'en Fargues | 4,800 | 14.3 | 3.6% | 3.4% |
| la Vall d'Hebron | 5,096 | 14.8 | 3.5% | 3.3% |
Frequently asked questions
How much does a square metre cost in Sant Genís dels Agudells?
€2,840/m² on average, based on registered sales in 2025 (Land Registry). A typical 71 m² flat costs about €201,640, 35% below the Barcelona median.
How much is rent in Sant Genís dels Agudells?
The reference rent is €11.9/m² per month: about €845 a month for 71 m². As a stressed rental zone, that figure is the legal cap on a new whole-flat tenancy (room-by-room lets are exempt).
Is Sant Genís dels Agudells a good buy-to-let investment?
The gross yield is 5.0% (Barcelona median: 3.9%). With a 70% mortgage and a sale after 10 years, the estimated Total Return (IRR) is 5.6% against a city median of 4.2%. It depends on your financing and tax residency: with your own profile the number can change.
Is Sant Genís dels Agudells in a stressed rental zone?
Yes. Barcelona is a declared stressed rental zone, so on a new whole-flat tenancy the rent is limited by the official reference index (SERPAVI).
Buying in Sant Genís dels Agudells?
Paste the listing and we tell you whether it holds up at that price: legal rent, taxes, red flags and a verdict.
Sources and method
- Sale: Registre de la Propietat · Generalitat (compravenda 2ª mà, barri) · MITMA city anchor 3865 €/m² (2024)
- Rent: SERPAVI legal cap (Housing Ministry) · typical flat in the area
- Appreciation: average of the 10- and 15-year rates of the area's asking price — historical, not a forecast