Hortaleza · Madrid
Rental yield in Apóstol Santiago
Apóstol Santiago is a mid-priced area for Madrid, with an average rental yield and a Total Return below the city average. Here is what a typical flat in Apóstol Santiago costs to buy and rent, and the Total Return (IRR) it delivers, compared with Hortaleza and the rest of Madrid.
Sale price
4,096
€/m² · second-hand homes
Rent
18.0
€/m² per month · market rate
Gross yield
5.3%
annual rent ÷ price
Total Return
9.1%
10-year IRR · typical flat
Appreciation
+4.4%
a year, 10-15 year history
Cash flow
-€105
per month, year 1, after tax
What the data says
Apóstol Santiago is a neighbourhood in the Hortaleza district of Madrid. The reference sale price is €4,096/m², based on the 2025 registry statistics (Madrid City Council): 15% below the Madrid median (€4,808/m²) and 19% below its district median (€5,050/m²). It ranks 81 of 130 neighbourhoods in Madrid by price and 6 of 6 within Hortaleza.
The achievable market rent is around €18.0/m² per month (the neighbourhood's own figure; idealista asking rents adjusted to achievable rent): about €1,422 a month for a typical 79 m² flat, with no legal cap. The gross yield (annual rent ÷ price) comes to 5.3%, 0.6 points above the city median (4.7%): rank 51 of 130 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 9.1%, below the Madrid median (9.8%). It takes about €118,776 of cash (deposit, taxes and costs), and first-year cash flow after tax is -€105 a month.
Asking prices in the Hortaleza district 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 Apóstol Santiago
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
- 79 m²
- Purchase price
- €323,584
- Monthly rent
- €1,422
- Cash needed · deposit + transfer tax + costs
- €118,776
- Monthly cash flow (year 1)
- -€105
- Total Return (IRR)
- 9.1%
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 Hortaleza, ranked by gross yield
| Area | €/m² | Rent €/m² | Gross | IRR |
|---|---|---|---|---|
| Apóstol Santiago | 4,096 | 18.0 | 5.3% | 9.1% |
| Pinar del Rey | 4,252 | 18.0 | 5.1% | 8.7% |
| Canillas | 4,732 | 16.7 | 4.2% | 7.4% |
| Palomas | 5,367 | 15.5 | 3.5% | 6.2% |
| Valdefuentes | 6,073 | 16.7 | 3.3% | 5.9% |
| Piovera | 6,596 | 17.3 | 3.1% | 5.6% |
Frequently asked questions
How much does a square metre cost in Apóstol Santiago?
€4,096/m² on average, based on the 2025 registry statistics (Madrid City Council). A typical 79 m² flat costs about €323,584, 15% below the Madrid median.
How much is rent in Apóstol Santiago?
Around €18.0/m² per month at market rates: €1,422 a month for a 79 m² flat, with no legal cap.
Is Apóstol Santiago a good buy-to-let investment?
The gross yield is 5.3% (Madrid median: 4.7%). With a 70% mortgage and a sale after 10 years, the estimated Total Return (IRR) is 9.1% against a city median of 9.8%. It depends on your financing and tax residency: with your own profile the number can change.
Is Apóstol Santiago in a stressed rental zone?
No. Madrid is not a declared stressed rental zone: rents are set by the market, with no legal cap.
Buying in Apóstol Santiago?
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: Estadística Registral · Ayuntamiento de Madrid (precio declarado, neighbourhood) · MITMA city anchor 4212 €/m² (2024)
- Rent: idealista · median of neighbourhood listings · adjusted to achievable (×0,95)
- Appreciation: average of the 10- and 15-year rates of the area's asking price — historical, not a forecast