Bilbao
Rental yield in Begoña-Santutxu
Begoña-Santutxu is a mid-priced area for Bilbao, with an average rental yield and a Total Return in line with the city average. Here is what a typical flat in Begoña-Santutxu costs to buy and rent, and the Total Return (IRR) it delivers, compared with the other areas of Bilbao.
Sale price
3,238
€/m² · second-hand homes
Rent
12.3
€/m² per month · SERPAVI legal cap
Gross yield
4.6%
annual rent ÷ price
Total Return
4.0%
10-year IRR · typical flat
Appreciation
+1.4%
a year, 10-15 year history
Cash flow
-€199
per month, year 1, after tax
What the data says
Begoña-Santutxu is an area of Bilbao. The reference sale price is €3,238/m², based on the Fotocasa index adjusted to transaction prices: 8% below the Bilbao median (€3,508/m²). It ranks 6 of 9 neighbourhoods in Bilbao by price.
The reference rent is €12.3/m² per month (SERPAVI median for the neighbourhood, 2024): about €923 a month for a typical 75 m² flat. Bilbao is a declared stressed rental zone, so that figure acts as the legal cap on a new tenancy. The gross yield (annual rent ÷ price) comes to 4.6%, 0.4 points above the city median (4.2%): rank 4 of 9 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 4.0%, in line with the Bilbao median (4.0%). It takes about €84,733 of cash (deposit, taxes and costs), and first-year cash flow after tax is -€199 a month.
Asking prices in its district have grown by an average of 1.4% a year over the last 10 and 15 years (idealista, December 2025). Historical, not a forecast: it is the appreciation the modelled sale assumes.
A typical flat in Begoña-Santutxu
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
- 75 m²
- Purchase price
- €242,850
- Monthly rent
- €923
- Cash needed · deposit + transfer tax + costs
- €84,733
- Monthly cash flow (year 1)
- -€199
- Total Return (IRR)
- 4.0%
Assumptions: 70% mortgage over 25 years at 3.80%, sale after 10 years, Spanish tax resident at a 37% marginal rate, no renovation.
Nearest areas, ranked by gross yield
| Area | €/m² | Rent €/m² | Gross | IRR |
|---|---|---|---|---|
| Otxarkoaga-Txurdinaga | 2,626 | 11.9 | 5.4% | 4.8% |
| Ibaiondo | 2,945 | 11.8 | 4.8% | 4.5% |
| Uribarri | 3,019 | 12.2 | 4.8% | 6.5% |
| Begoña-Santutxu | 3,238 | 12.3 | 4.6% | 4.0% |
| Errekalde | 3,508 | 12.3 | 4.2% | 4.5% |
| Deusto | 3,736 | 12.7 | 4.1% | 3.8% |
| Abando-Albia | 4,749 | 14.9 | 3.8% | 3.5% |
| Indautxu | 4,773 | 14.9 | 3.7% | 3.5% |
| Basurto-Zorroza | 4,295 | 12.1 | 3.4% | 2.5% |
Frequently asked questions
How much does a square metre cost in Begoña-Santutxu?
€3,238/m² on average, based on the Fotocasa index adjusted to transaction prices. A typical 75 m² flat costs about €242,850, 8% below the Bilbao median.
How much is rent in Begoña-Santutxu?
The reference rent is €12.3/m² per month: about €923 a month for 75 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 Begoña-Santutxu a good buy-to-let investment?
The gross yield is 4.6% (Bilbao median: 4.2%). With a 70% mortgage and a sale after 10 years, the estimated Total Return (IRR) is 4.0% against a city median of 4.0%. It depends on your financing and tax residency: with your own profile the number can change.
Is Begoña-Santutxu in a stressed rental zone?
Yes. Bilbao 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 Begoña-Santutxu?
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: Fotocasa · zone sale-price index (June 2026) · ÷1,13 a precio de transacción (calibrado vs registral Madrid/BCN)
- Rent: EMAL/Bizilagun · renta de contratos nuevos registrados por district (Eustat/haciendas forales; base Sistema Estatal de Índices 2024 escalada a EMAL Q3-2025) · stressed rental zone (tope legal)
- Appreciation: average of the 10- and 15-year rates of the area's asking price — historical, not a forecast