Carabanchel · Madrid
Rental yield in San Isidro
San Isidro 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 San Isidro costs to buy and rent, and the Total Return (IRR) it delivers, compared with Carabanchel and the rest of Madrid.
Sale price
3,641
€/m² · second-hand homes
Rent
18.1
€/m² per month · market rate
Gross yield
6.0%
annual rent ÷ price
Total Return
11.0%
10-year IRR · typical flat
Appreciation
+5.2%
a year, 10-15 year history
Cash flow
€27
per month, year 1, after tax
What the data says
San Isidro is a neighbourhood in the Carabanchel district of Madrid. The reference sale price is €3,641/m², based on the 2025 registry statistics (Madrid City Council): 24% below the Madrid median (€4,808/m²) and 11% above its district median (€3,269/m²). It ranks 95 of 130 neighbourhoods in Madrid by price and 2 of 7 within Carabanchel.
The achievable market rent is around €18.1/m² per month (the neighbourhood's own figure; idealista asking rents adjusted to achievable rent): about €1,122 a month for a typical 62 m² flat, with no legal cap. The gross yield (annual rent ÷ price) comes to 6.0%, 1.3 points above the city median (4.7%): rank 31 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 11.0%, above the Madrid median (9.8%). It takes about €83,406 of cash (deposit, taxes and costs), and first-year cash flow after tax is €27 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 San Isidro
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
- 62 m²
- Purchase price
- €225,742
- Monthly rent
- €1,122
- Cash needed · deposit + transfer tax + costs
- €83,406
- Monthly cash flow (year 1)
- €27
- Total Return (IRR)
- 11.0%
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 San Isidro?
€3,641/m² on average, based on the 2025 registry statistics (Madrid City Council). A typical 62 m² flat costs about €225,742, 24% below the Madrid median.
How much is rent in San Isidro?
Around €18.1/m² per month at market rates: €1,122 a month for a 62 m² flat, with no legal cap.
Is San Isidro a good buy-to-let investment?
The gross yield is 6.0% (Madrid median: 4.7%). With a 70% mortgage and a sale after 10 years, the estimated Total Return (IRR) is 11.0% against a city median of 9.8%. It depends on your financing and tax residency: with your own profile the number can change.
Is San Isidro 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 San Isidro?
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