Salamanca · Madrid
Rental yield in Recoletos
Recoletos is an expensive area for Madrid, with a low rental yield and a Total Return below the city average. Here is what a typical flat in Recoletos costs to buy and rent, and the Total Return (IRR) it delivers, compared with Salamanca and the rest of Madrid.
Sale price
14,032
€/m² · second-hand homes
Rent
30.7
€/m² per month · market rate
Gross yield
2.6%
annual rent ÷ price
Total Return
7.9%
10-year IRR · typical flat
Appreciation
+6.5%
a year, 10-15 year history
Cash flow
-€2,294
per month, year 1, after tax
What the data says
Recoletos is a neighbourhood in the Salamanca district of Madrid. The reference sale price is €14,032/m², based on the 2025 registry statistics (Madrid City Council): 192% above the Madrid median (€4,808/m²) and 43% above its district median (€9,840/m²). It ranks 1 of 130 neighbourhoods in Madrid by price and 1 of 6 within Salamanca.
The achievable market rent is around €30.7/m² per month (the neighbourhood's own figure; idealista asking rents adjusted to achievable rent): about €2,456 a month for a typical 80 m² flat, with no legal cap. The gross yield (annual rent ÷ price) comes to 2.6%, 2.1 points below the city median (4.7%): rank 129 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 7.9%, below the Madrid median (9.8%). It takes about €407,606 of cash (deposit, taxes and costs), and first-year cash flow after tax is -€2,294 a month.
Asking prices in the Salamanca district have grown by an average of 6.5% a year over the last 10 and 15 years (idealista, December 2025), capped at the 6.5% we apply in the IRR. Historical, not a forecast: it is the appreciation the modelled sale assumes.
A typical flat in Recoletos
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
- 80 m²
- Purchase price
- €1,122,560
- Monthly rent
- €2,456
- Cash needed · deposit + transfer tax + costs
- €407,606
- Monthly cash flow (year 1)
- -€2,294
- Total Return (IRR)
- 7.9%
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 Salamanca, ranked by gross yield
| Area | €/m² | Rent €/m² | Gross | IRR |
|---|---|---|---|---|
| Guindalera | 6,652 | 23.5 | 4.2% | 10.3% |
| Fuente del Berro | 7,594 | 22.6 | 3.6% | 9.3% |
| Goya | 9,634 | 27.8 | 3.5% | 9.1% |
| Lista | 10,046 | 26.5 | 3.2% | 8.6% |
| Castellana | 11,739 | 28.5 | 2.9% | 8.3% |
| Recoletos | 14,032 | 30.7 | 2.6% | 7.9% |
Frequently asked questions
How much does a square metre cost in Recoletos?
€14,032/m² on average, based on the 2025 registry statistics (Madrid City Council). A typical 80 m² flat costs about €1,122,560, 192% above the Madrid median.
How much is rent in Recoletos?
Around €30.7/m² per month at market rates: €2,456 a month for a 80 m² flat, with no legal cap.
Is Recoletos a good buy-to-let investment?
The gross yield is 2.6% (Madrid median: 4.7%). With a 70% mortgage and a sale after 10 years, the estimated Total Return (IRR) is 7.9% against a city median of 9.8%. It depends on your financing and tax residency: with your own profile the number can change.
Is Recoletos 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 Recoletos?
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