Puente de Vallecas · Madrid
Rental yield in Entrevías
Entrevías is an affordable area for Madrid, with a high rental yield and a Total Return above the city average. Here is what a typical flat in Entrevías costs to buy and rent, and the Total Return (IRR) it delivers, compared with Puente de Vallecas and the rest of Madrid.
Sale price
2,390
€/m² · second-hand homes
Rent
19.0
€/m² per month · market rate
Gross yield
9.5%
annual rent ÷ price
Total Return
16.3%
10-year IRR · typical flat
Appreciation
+5.6%
a year, 10-15 year history
Cash flow
€355
per month, year 1, after tax
What the data says
Entrevías is a neighbourhood in the Puente de Vallecas district of Madrid. The reference sale price is €2,390/m², based on the 2025 registry statistics (Madrid City Council): 50% below the Madrid median (€4,808/m²) and 16% below its district median (€2,849/m²). It ranks 128 of 130 neighbourhoods in Madrid by price and 6 of 6 within Puente de Vallecas.
The achievable market rent is around €19.0/m² per month (the neighbourhood's own figure; idealista asking rents adjusted to achievable rent): about €1,292 a month for a typical 68 m² flat, with no legal cap. The gross yield (annual rent ÷ price) comes to 9.5%, 4.8 points above the city median (4.7%): rank 1 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 16.3%, above the Madrid median (9.8%). It takes about €60,551 of cash (deposit, taxes and costs), and first-year cash flow after tax is €355 a month.
Asking prices in the Puente de Vallecas district have grown by an average of 5.6% 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 Entrevías
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
- 68 m²
- Purchase price
- €162,520
- Monthly rent
- €1,292
- Cash needed · deposit + transfer tax + costs
- €60,551
- Monthly cash flow (year 1)
- €355
- Total Return (IRR)
- 16.3%
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 Puente de Vallecas, ranked by gross yield
| Area | €/m² | Rent €/m² | Gross | IRR |
|---|---|---|---|---|
| Entrevías | 2,390 | 19.0 | 9.5% | 16.3% |
| San Diego | 3,025 | 20.0 | 7.9% | 14.1% |
| Numancia | 3,257 | 21.2 | 7.8% | 14.0% |
| Palomeras Sureste | 2,703 | 16.0 | 7.1% | 12.9% |
| Portazgo | 2,721 | 15.7 | 6.9% | 12.7% |
| Palomeras Bajas | 2,977 | 16.9 | 6.8% | 12.7% |
Frequently asked questions
How much does a square metre cost in Entrevías?
€2,390/m² on average, based on the 2025 registry statistics (Madrid City Council). A typical 68 m² flat costs about €162,520, 50% below the Madrid median.
How much is rent in Entrevías?
Around €19.0/m² per month at market rates: €1,292 a month for a 68 m² flat, with no legal cap.
Is Entrevías a good buy-to-let investment?
The gross yield is 9.5% (Madrid median: 4.7%). With a 70% mortgage and a sale after 10 years, the estimated Total Return (IRR) is 16.3% against a city median of 9.8%. It depends on your financing and tax residency: with your own profile the number can change.
Is Entrevías 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 Entrevías?
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