Málaga
Rental yield in Portada Alta
Portada Alta is an affordable area for Málaga, with a high rental yield and a Total Return above the city average. Here is what a typical flat in Portada Alta costs to buy and rent, and the Total Return (IRR) it delivers, compared with the other areas of Málaga.
Sale price
2,510
€/m² · second-hand homes
Rent
14.1
€/m² per month · market rate
Gross yield
6.7%
annual rent ÷ price
Total Return
13.3%
10-year IRR · typical flat
Appreciation
+6.5%
a year, 10-15 year history
Cash flow
€126
per month, year 1, after tax
What the data says
Portada Alta is an area of Málaga. The reference sale price is €2,510/m², based on the Fotocasa index adjusted to transaction prices: 30% below the Málaga median (€3,573/m²). It ranks 71 of 75 neighbourhoods in Málaga by price.
The achievable market rent is around €14.1/m² per month (district figure adjusted to the neighbourhood's rent structure; idealista asking rents adjusted to achievable rent): about €1,269 a month for a typical 90 m² flat, with no legal cap. The gross yield (annual rent ÷ price) comes to 6.7%, 1.6 points above the city median (5.1%): rank 9 of 75 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 13.3%, above the Málaga median (11.1%). It takes about €85,722 of cash (deposit, taxes and costs), and first-year cash flow after tax is €126 a month.
Asking prices in its 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 Portada Alta
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
- 90 m²
- Purchase price
- €225,900
- Monthly rent
- €1,269
- Cash needed · deposit + transfer tax + costs
- €85,722
- Monthly cash flow (year 1)
- €126
- Total Return (IRR)
- 13.3%
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 |
|---|---|---|---|---|
| La Florida | 2,381 | 14.5 | 7.3% | 13.2% |
| Portada Alta | 2,510 | 14.1 | 6.7% | 13.3% |
| Camino de Antequera | 3,328 | 15.5 | 5.6% | 11.0% |
| Santa Cristina | 2,959 | 13.7 | 5.6% | 11.8% |
| San Rafael | 2,959 | 13.2 | 5.4% | 11.5% |
| La Barriguilla | 3,196 | 13.7 | 5.1% | 10.3% |
| Carranque | 3,573 | 15.3 | 5.1% | 11.3% |
| Hacienda Bizcochero | 3,555 | 14.4 | 4.9% | 10.0% |
| Teatinos | 3,741 | 13.9 | 4.5% | 9.3% |
Frequently asked questions
How much does a square metre cost in Portada Alta?
€2,510/m² on average, based on the Fotocasa index adjusted to transaction prices. A typical 90 m² flat costs about €225,900, 30% below the Málaga median.
How much is rent in Portada Alta?
Around €14.1/m² per month at market rates: €1,269 a month for a 90 m² flat, with no legal cap.
Is Portada Alta a good buy-to-let investment?
The gross yield is 6.7% (Málaga median: 5.1%). With a 70% mortgage and a sale after 10 years, the estimated Total Return (IRR) is 13.3% against a city median of 11.1%. It depends on your financing and tax residency: with your own profile the number can change.
Is Portada Alta in a stressed rental zone?
No. Málaga is not a declared stressed rental zone: rents are set by the market, with no legal cap.
Buying in Portada Alta?
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: Fotocasa · zone sale-price index (June 2026) · ÷1,13 a precio de transacción (calibrado vs registral Madrid/BCN)
- Rent: idealista · informe de alquiler por district (June 2026), ajustado a renta alcanzable (×0,95); estructura SERPAVI por neighbourhood (AEAT 2024)
- Appreciation: average of the 10- and 15-year rates of the area's asking price — historical, not a forecast