Palma
Rental yield in El Fortí
El Fortí is a mid-priced area for Palma, with an average rental yield and a Total Return above the city average. Here is what a typical flat in El Fortí costs to buy and rent, and the Total Return (IRR) it delivers, compared with the other areas of Palma.
Sale price
4,388
€/m² · second-hand homes
Rent
19.3
€/m² per month · market rate
Gross yield
5.3%
annual rent ÷ price
Total Return
11.3%
10-year IRR · typical flat
Appreciation
+6.5%
a year, 10-15 year history
Cash flow
-€119
per month, year 1, after tax
What the data says
El Fortí is an area of Palma. The reference sale price is €4,388/m², based on the Fotocasa index adjusted to transaction prices: 15% below the Palma median (€5,156/m²). It ranks 23 of 37 neighbourhoods in Palma by price.
The achievable market rent is around €19.3/m² per month (district figure adjusted to the neighbourhood's rent structure; idealista asking rents adjusted to achievable rent): about €1,737 a month for a typical 90 m² flat, with no legal cap. The gross yield (annual rent ÷ price) comes to 5.3%, 0.8 points above the city median (4.5%): rank 13 of 37 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 11.3%, above the Palma median (10.1%). It takes about €152,462 of cash (deposit, taxes and costs), and first-year cash flow after tax is -€119 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 El Fortí
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
- €394,920
- Monthly rent
- €1,737
- Cash needed · deposit + transfer tax + costs
- €152,462
- Monthly cash flow (year 1)
- -€119
- Total Return (IRR)
- 11.3%
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 |
|---|---|---|---|---|
| L'Olivera | 4,223 | 19.4 | 5.5% | 11.6% |
| El Fortí | 4,388 | 19.3 | 5.3% | 11.3% |
| Camp d'en Serralta | 4,687 | 18.4 | 4.7% | 10.5% |
| Santa Catalina | 5,184 | 19.6 | 4.5% | 10.2% |
| Son Espanyolet | 5,737 | 18.7 | 3.9% | 8.6% |
| Jaume III | 6,308 | 20.0 | 3.8% | 9.1% |
| Son Armadans | 6,496 | 19.5 | 3.6% | 8.8% |
| La Llotja - Born | 6,510 | 19.5 | 3.6% | 8.7% |
| Sant Nicolau | 8,031 | 20.4 | 3.0% | 7.9% |
Frequently asked questions
How much does a square metre cost in El Fortí?
€4,388/m² on average, based on the Fotocasa index adjusted to transaction prices. A typical 90 m² flat costs about €394,920, 15% below the Palma median.
How much is rent in El Fortí?
Around €19.3/m² per month at market rates: €1,737 a month for a 90 m² flat, with no legal cap.
Is El Fortí a good buy-to-let investment?
The gross yield is 5.3% (Palma median: 4.5%). With a 70% mortgage and a sale after 10 years, the estimated Total Return (IRR) is 11.3% against a city median of 10.1%. It depends on your financing and tax residency: with your own profile the number can change.
Is El Fortí in a stressed rental zone?
No. Palma is not a declared stressed rental zone: rents are set by the market, with no legal cap.
Buying in El Fortí?
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