San Sebastian de los Reyes · Madrid
Rental yield in San Sebastián de los Reyes
San Sebastián de los Reyes 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 San Sebastián de los Reyes costs to buy and rent, and the Total Return (IRR) it delivers, compared with the other areas of San Sebastian de los Reyes.
Sale price
3,668
€/m² · second-hand homes
Rent
17.1
€/m² per month · market rate
Gross yield
5.6%
annual rent ÷ price
Total Return
8.7%
10-year IRR · typical flat
Appreciation
+3.8%
a year, 10-15 year history
Cash flow
-€41
per month, year 1, after tax
What the data says
San Sebastián de los Reyes is an area of San Sebastian de los Reyes, in the Madrid metropolitan area. The reference sale price is €3,668/m², based on the Fotocasa index adjusted to transaction prices: 15% below the Madrid median (€4,309/m²). It ranks 97 of 153 areas in the Madrid region by price.
The achievable market rent is around €17.1/m² per month (municipal index; idealista asking rents adjusted to achievable rent): about €1,248 a month for a typical 73 m² flat, with no legal cap. The gross yield (annual rent ÷ price) comes to 5.6%, 0.7 points above the city median (4.9%): rank 57 of 153 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 8.7%, below the Madrid median (9.6%). It takes about €98,597 of cash (deposit, taxes and costs), and first-year cash flow after tax is -€41 a month.
Asking prices in San Sebastian de los Reyes have grown by an average of 3.8% 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 Sebastián de los Reyes
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
- 73 m²
- Purchase price
- €267,764
- Monthly rent
- €1,248
- Cash needed · deposit + transfer tax + costs
- €98,597
- Monthly cash flow (year 1)
- -€41
- Total Return (IRR)
- 8.7%
Assumptions: 70% mortgage over 25 years at 3.80%, sale after 10 years, Spanish tax resident at a 37% marginal rate, no renovation.
Nearest areas, ranked by gross yield
| Area | €/m² | Rent €/m² | Gross | IRR |
|---|---|---|---|---|
| San Sebastián de los Reyes | 3,668 | 17.1 | 5.6% | 8.7% |
| Apóstol Santiago | 4,096 | 18.0 | 5.3% | 9.1% |
| Alcobendas | 3,525 | 15.1 | 5.1% | 9.0% |
| Pinar del Rey | 4,252 | 18.0 | 5.1% | 8.7% |
| Timón | 4,309 | 17.1 | 4.8% | 8.1% |
| Valverde | 4,802 | 18.8 | 4.7% | 8.8% |
| El Goloso | 7,480 | 22.8 | 3.7% | 7.1% |
| Costillares | 5,866 | 18.1 | 3.7% | 7.8% |
| Valdefuentes | 6,073 | 16.7 | 3.3% | 5.9% |
Frequently asked questions
How much does a square metre cost in San Sebastián de los Reyes?
€3,668/m² on average, based on the Fotocasa index adjusted to transaction prices. A typical 73 m² flat costs about €267,764, 15% below the Madrid median.
How much is rent in San Sebastián de los Reyes?
Around €17.1/m² per month at market rates: €1,248 a month for a 73 m² flat, with no legal cap.
Is San Sebastián de los Reyes a good buy-to-let investment?
The gross yield is 5.6% (Madrid median: 4.9%). With a 70% mortgage and a sale after 10 years, the estimated Total Return (IRR) is 8.7% against a city median of 9.6%. It depends on your financing and tax residency: with your own profile the number can change.
Is San Sebastián de los Reyes in a stressed rental zone?
No. San Sebastian de los Reyes is not a declared stressed rental zone: rents are set by the market, with no legal cap.
Buying in San Sebastián de los Reyes?
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: idealista · municipal sale-price report (June 2026) · ÷1,13 a precio de transacción (calibrado vs registral Madrid/BCN)
- Rent: idealista · informe municipal de alquiler (June 2026), ajustado a renta alcanzable (×0,95); contraste SERPAVI 2024
- Appreciation: average of the 10- and 15-year rates of the area's asking price — historical, not a forecast