San Blas-Canillejas · Madrid
Rental yield in Simancas
Simancas is an affordable area for Madrid, with a high rental yield and a Total Return in line with the city average. Here is what a typical flat in Simancas costs to buy and rent, and the Total Return (IRR) it delivers, compared with San Blas-Canillejas and the rest of Madrid.
Sale price
3,642
€/m² · second-hand homes
Rent
17.8
€/m² per month · market rate
Gross yield
5.9%
annual rent ÷ price
Total Return
9.9%
10-year IRR · typical flat
Appreciation
+4.4%
a year, 10-15 year history
Cash flow
€13
per month, year 1, after tax
What the data says
Simancas is a neighbourhood in the San Blas-Canillejas district of Madrid. The reference sale price is €3,642/m², based on the 2025 registry statistics (Madrid City Council): 24% below the Madrid median (€4,808/m²) and 0% above its district median (€3,633/m²). It ranks 94 of 130 neighbourhoods in Madrid by price and 4 of 8 within San Blas-Canillejas.
The achievable market rent is around €17.8/m² per month (the neighbourhood's own figure; idealista asking rents adjusted to achievable rent): about €1,157 a month for a typical 65 m² flat, with no legal cap. The gross yield (annual rent ÷ price) comes to 5.9%, 1.2 points above the city median (4.7%): rank 36 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 9.9%, in line with the Madrid median (9.8%). It takes about €87,378 of cash (deposit, taxes and costs), and first-year cash flow after tax is €13 a month.
Asking prices in the San Blas-Canillejas district have grown by an average of 4.4% 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 Simancas
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
- 65 m²
- Purchase price
- €236,730
- Monthly rent
- €1,157
- Cash needed · deposit + transfer tax + costs
- €87,378
- Monthly cash flow (year 1)
- €13
- Total Return (IRR)
- 9.9%
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 San Blas-Canillejas, ranked by gross yield
| Area | €/m² | Rent €/m² | Gross | IRR |
|---|---|---|---|---|
| Hellín | 2,487 | 15.2 | 7.3% | 11.6% |
| Amposta | 2,602 | 15.5 | 7.1% | 11.4% |
| Canillejas | 3,397 | 18.4 | 6.5% | 10.8% |
| Simancas | 3,642 | 17.8 | 5.9% | 9.9% |
| Arcos | 3,796 | 17.8 | 5.6% | 9.6% |
| El Salvador | 4,522 | 18.4 | 4.9% | 8.5% |
| Rejas | 3,623 | 14.3 | 4.7% | 8.1% |
| Rosas | 4,534 | 15.3 | 4.0% | 7.1% |
Frequently asked questions
How much does a square metre cost in Simancas?
€3,642/m² on average, based on the 2025 registry statistics (Madrid City Council). A typical 65 m² flat costs about €236,730, 24% below the Madrid median.
How much is rent in Simancas?
Around €17.8/m² per month at market rates: €1,157 a month for a 65 m² flat, with no legal cap.
Is Simancas a good buy-to-let investment?
The gross yield is 5.9% (Madrid median: 4.7%). With a 70% mortgage and a sale after 10 years, the estimated Total Return (IRR) is 9.9% against a city median of 9.8%. It depends on your financing and tax residency: with your own profile the number can change.
Is Simancas 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 Simancas?
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