Villa de Vallecas · Madrid
Rental yield in Santa Eugenia
Santa Eugenia 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 Santa Eugenia costs to buy and rent, and the Total Return (IRR) it delivers, compared with Villa de Vallecas and the rest of Madrid.
Sale price
2,896
€/m² · second-hand homes
Rent
16.1
€/m² per month · market rate
Gross yield
6.7%
annual rent ÷ price
Total Return
10.8%
10-year IRR · typical flat
Appreciation
+4.2%
a year, 10-15 year history
Cash flow
€127
per month, year 1, after tax
What the data says
Santa Eugenia is a neighbourhood in the Villa de Vallecas district of Madrid. The reference sale price is €2,896/m², based on the 2025 registry statistics (Madrid City Council): 40% below the Madrid median (€4,808/m²) and 0% above its district median (€2,896/m²). It ranks 118 of 130 neighbourhoods in Madrid by price and 2 of 3 within Villa de Vallecas.
The achievable market rent is around €16.1/m² per month (the neighbourhood's own figure; idealista asking rents adjusted to achievable rent): about €1,288 a month for a typical 80 m² flat, with no legal cap. The gross yield (annual rent ÷ price) comes to 6.7%, 2.0 points above the city median (4.7%): rank 22 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 10.8%, above the Madrid median (9.8%). It takes about €85,553 of cash (deposit, taxes and costs), and first-year cash flow after tax is €127 a month.
Asking prices in the Villa de Vallecas district have grown by an average of 4.2% 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 Santa Eugenia
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
- €231,680
- Monthly rent
- €1,288
- Cash needed · deposit + transfer tax + costs
- €85,553
- Monthly cash flow (year 1)
- €127
- Total Return (IRR)
- 10.8%
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 Villa de Vallecas, ranked by gross yield
| Area | €/m² | Rent €/m² | Gross | IRR |
|---|---|---|---|---|
| Casco Histórico de Vallecas | 2,884 | 17.0 | 7.1% | 11.3% |
| Santa Eugenia | 2,896 | 16.1 | 6.7% | 10.8% |
| Ensanche de Vallecas | 3,373 | 17.1 | 6.1% | 10.0% |
Frequently asked questions
How much does a square metre cost in Santa Eugenia?
€2,896/m² on average, based on the 2025 registry statistics (Madrid City Council). A typical 80 m² flat costs about €231,680, 40% below the Madrid median.
How much is rent in Santa Eugenia?
Around €16.1/m² per month at market rates: €1,288 a month for a 80 m² flat, with no legal cap.
Is Santa Eugenia a good buy-to-let investment?
The gross yield is 6.7% (Madrid median: 4.7%). With a 70% mortgage and a sale after 10 years, the estimated Total Return (IRR) is 10.8% against a city median of 9.8%. It depends on your financing and tax residency: with your own profile the number can change.
Is Santa Eugenia 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 Santa Eugenia?
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: estimación · alquiler ajustado al precio del neighbourhood (modelo idealista yield–precio) · a alcanzable (×0,95)
- Appreciation: average of the 10- and 15-year rates of the area's asking price — historical, not a forecast