Alcala de Henares · Madrid
Rental yield in Alcalá de Henares
Alcalá de Henares is an affordable area for Madrid, with a high rental yield and a Total Return in line with the city average. Here is what a typical flat in Alcalá de Henares costs to buy and rent, and the Total Return (IRR) it delivers, compared with the other areas of Alcala de Henares.
Sale price
2,569
€/m² · second-hand homes
Rent
12.7
€/m² per month · market rate
Gross yield
5.9%
annual rent ÷ price
Total Return
9.8%
10-year IRR · typical flat
Appreciation
+4.4%
a year, 10-15 year history
Cash flow
€2
per month, year 1, after tax
What the data says
Alcalá de Henares is an area of Alcala de Henares, in the Madrid metropolitan area. The reference sale price is €2,569/m², based on the Fotocasa index adjusted to transaction prices: 40% below the Madrid median (€4,309/m²). It ranks 142 of 153 areas in the Madrid region by price.
The achievable market rent is around €12.7/m² per month (municipal index; idealista asking rents adjusted to achievable rent): about €978 a month for a typical 77 m² flat, with no legal cap. The gross yield (annual rent ÷ price) comes to 5.9%, 1.0 points above the city median (4.9%): rank 46 of 153 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 9.8%, in line with the Madrid median (9.6%). It takes about €73,310 of cash (deposit, taxes and costs), and first-year cash flow after tax is €2 a month.
Asking prices in Alcala de Henares have grown by an average of 4.4% 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 Alcalá de Henares
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
- 77 m²
- Purchase price
- €197,813
- Monthly rent
- €978
- Cash needed · deposit + transfer tax + costs
- €73,310
- Monthly cash flow (year 1)
- €2
- Total Return (IRR)
- 9.8%
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 |
|---|---|---|---|---|
| Torrejón de Ardoz | 2,724 | 13.3 | 5.9% | 9.0% |
| Alcalá de Henares | 2,569 | 12.7 | 5.9% | 9.8% |
| Coslada | 2,942 | 13.7 | 5.6% | 8.9% |
| Rivas-Vaciamadrid | 2,802 | 12.7 | 5.4% | 9.5% |
| Casco Histórico de Barajas | 3,897 | 16.2 | 5.0% | 8.4% |
| Timón | 4,309 | 17.1 | 4.8% | 8.1% |
| Rejas | 3,623 | 14.3 | 4.7% | 8.1% |
| El Cañaveral | 4,116 | 15.6 | 4.5% | 9.4% |
| Alameda de Osuna | 4,710 | 15.5 | 3.9% | 6.8% |
Frequently asked questions
How much does a square metre cost in Alcalá de Henares?
€2,569/m² on average, based on the Fotocasa index adjusted to transaction prices. A typical 77 m² flat costs about €197,813, 40% below the Madrid median.
How much is rent in Alcalá de Henares?
Around €12.7/m² per month at market rates: €978 a month for a 77 m² flat, with no legal cap.
Is Alcalá de Henares a good buy-to-let investment?
The gross yield is 5.9% (Madrid median: 4.9%). With a 70% mortgage and a sale after 10 years, the estimated Total Return (IRR) is 9.8% against a city median of 9.6%. It depends on your financing and tax residency: with your own profile the number can change.
Is Alcalá de Henares in a stressed rental zone?
No. Alcala de Henares is not a declared stressed rental zone: rents are set by the market, with no legal cap.
Buying in Alcalá de Henares?
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: idealista · municipal sale-price report (June 2026) · ÷1,13 a precio de transacción (calibrado vs registral Madrid/BCN)
- Rent: idealista · informe municipal de alquiler (June 2026), ajustado a renta alcanzable (×0,95); contraste SERPAVI 2024
- Appreciation: average of the 10- and 15-year rates of the area's asking price — historical, not a forecast