Carabanchel · Madrid
Rental yield in Opañel
Opañel 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 Opañel costs to buy and rent, and the Total Return (IRR) it delivers, compared with Carabanchel and the rest of Madrid.
Sale price
3,470
€/m² · second-hand homes
Rent
18.0
€/m² per month · market rate
Gross yield
6.2%
annual rent ÷ price
Total Return
11.4%
10-year IRR · typical flat
Appreciation
+5.2%
a year, 10-15 year history
Cash flow
€68
per month, year 1, after tax
What the data says
Opañel is a neighbourhood in the Carabanchel district of Madrid. The reference sale price is €3,470/m², based on the 2025 registry statistics (Madrid City Council): 28% below the Madrid median (€4,808/m²) and 6% above its district median (€3,269/m²). It ranks 99 of 130 neighbourhoods in Madrid by price and 3 of 7 within Carabanchel.
The achievable market rent is around €18.0/m² per month (the neighbourhood's own figure; idealista asking rents adjusted to achievable rent): about €1,152 a month for a typical 64 m² flat, with no legal cap. The gross yield (annual rent ÷ price) comes to 6.2%, 1.5 points above the city median (4.7%): rank 29 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 11.4%, above the Madrid median (9.8%). It takes about €82,082 of cash (deposit, taxes and costs), and first-year cash flow after tax is €68 a month.
Asking prices in the Carabanchel district have grown by an average of 5.2% a year over the last 10 and 15 years (idealista, December 2025). Historical, not a forecast: it is the appreciation the modelled sale assumes.
A typical flat in Opañel
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
- 64 m²
- Purchase price
- €222,080
- Monthly rent
- €1,152
- Cash needed · deposit + transfer tax + costs
- €82,082
- Monthly cash flow (year 1)
- €68
- Total Return (IRR)
- 11.4%
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 Carabanchel, ranked by gross yield
| Area | €/m² | Rent €/m² | Gross | IRR |
|---|---|---|---|---|
| Vista Alegre | 3,199 | 22.4 | 8.4% | 14.5% |
| Puerta Bonita | 2,895 | 17.7 | 7.3% | 12.8% |
| Buenavista | 3,269 | 17.5 | 6.4% | 11.6% |
| Abrantes | 2,885 | 15.5 | 6.4% | 11.6% |
| Opañel | 3,470 | 18.0 | 6.2% | 11.4% |
| San Isidro | 3,641 | 18.1 | 6.0% | 11.0% |
| Comillas | 4,117 | 18.0 | 5.2% | 10.1% |
Frequently asked questions
How much does a square metre cost in Opañel?
€3,470/m² on average, based on the 2025 registry statistics (Madrid City Council). A typical 64 m² flat costs about €222,080, 28% below the Madrid median.
How much is rent in Opañel?
Around €18.0/m² per month at market rates: €1,152 a month for a 64 m² flat, with no legal cap.
Is Opañel a good buy-to-let investment?
The gross yield is 6.2% (Madrid median: 4.7%). With a 70% mortgage and a sale after 10 years, the estimated Total Return (IRR) is 11.4% against a city median of 9.8%. It depends on your financing and tax residency: with your own profile the number can change.
Is Opañel 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 Opañel?
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 · neighbourhood rent adjusted to achievable rent (×0,95)
- Appreciation: average of the 10- and 15-year rates of the area's asking price — historical, not a forecast