Murcia
Rental yield in Beniaján
Beniaján is an affordable area for Murcia, with a high rental yield and a Total Return in line with the city average. Here is what a typical flat in Beniaján costs to buy and rent, and the Total Return (IRR) it delivers, compared with the other areas of Murcia.
Sale price
1,058
€/m² · second-hand homes
Rent
7.8
€/m² per month · market rate
Gross yield
8.8%
annual rent ÷ price
Total Return
6.9%
10-year IRR · typical flat
Appreciation
+0.4%
a year, 10-15 year history
Cash flow
€123
per month, year 1, after tax
What the data says
Beniaján is an area of Murcia. The reference sale price is €1,058/m², based on the Fotocasa index adjusted to transaction prices: 32% below the Murcia median (€1,553/m²). It ranks 43 of 48 neighbourhoods in Murcia by price.
The achievable market rent is around €7.8/m² per month (district figure adjusted to the neighbourhood's rent structure; idealista asking rents adjusted to achievable rent): about €702 a month for a typical 90 m² flat, with no legal cap. The gross yield (annual rent ÷ price) comes to 8.8%, 1.8 points above the city median (7.0%): rank 9 of 48 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 6.9%, in line with the Murcia median (6.9%). It takes about €38,127 of cash (deposit, taxes and costs), and first-year cash flow after tax is €123 a month.
Asking prices in its district have grown by an average of 0.4% 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 Beniaján
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
- €95,220
- Monthly rent
- €702
- Cash needed · deposit + transfer tax + costs
- €38,127
- Monthly cash flow (year 1)
- €123
- Total Return (IRR)
- 6.9%
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 |
|---|---|---|---|---|
| Llano de Brujas | 939 | 7.5 | 9.6% | 7.8% |
| Puente Tocinos | 1,089 | 8.5 | 9.4% | 11.6% |
| Torreagüera | 941 | 7.2 | 9.2% | 7.1% |
| Beniaján | 1,058 | 7.8 | 8.8% | 6.9% |
| Los Ramos | 927 | 6.5 | 8.4% | 5.7% |
| Barrio del Progreso | 1,261 | 8.7 | 8.3% | 9.1% |
| Garres y Lages | 1,288 | 8.2 | 7.6% | 5.2% |
| San José de la Vega | 1,253 | 7.7 | 7.4% | 4.7% |
| Ronda Sur | 1,528 | 8.0 | 6.3% | 6.9% |
Frequently asked questions
How much does a square metre cost in Beniaján?
€1,058/m² on average, based on the Fotocasa index adjusted to transaction prices. A typical 90 m² flat costs about €95,220, 32% below the Murcia median.
How much is rent in Beniaján?
Around €7.8/m² per month at market rates: €702 a month for a 90 m² flat, with no legal cap.
Is Beniaján a good buy-to-let investment?
The gross yield is 8.8% (Murcia median: 7.0%). With a 70% mortgage and a sale after 10 years, the estimated Total Return (IRR) is 6.9% against a city median of 6.9%. It depends on your financing and tax residency: with your own profile the number can change.
Is Beniaján in a stressed rental zone?
No. Murcia is not a declared stressed rental zone: rents are set by the market, with no legal cap.
Buying in Beniaján?
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 · neighbourhood sale-price index (June 2026) · ÷1,13 a precio de transacción (calibrado vs registral Madrid/BCN)
- Rent: idealista · informe de alquiler por neighbourhood donde se publica, si no ancla del district/city (June 2026) ajustada a renta alcanzable (×0,95) con la estructura declarada SERPAVI del neighbourhood (Sistema Estatal de Índices 2024)
- Appreciation: average of the 10- and 15-year rates of the area's asking price — historical, not a forecast