València
Rental yield in El Grau
El Grau is a mid-priced area for València, with a low rental yield and a Total Return in line with the city average. Here is what a typical flat in El Grau costs to buy and rent, and the Total Return (IRR) it delivers, compared with the other areas of València.
Sale price
3,159
€/m² · second-hand homes
Rent
14.3
€/m² per month · market rate
Gross yield
5.4%
annual rent ÷ price
Total Return
11.0%
10-year IRR · typical flat
Appreciation
+6.5%
a year, 10-15 year history
Cash flow
-€92
per month, year 1, after tax
What the data says
El Grau is an area of València. The reference sale price is €3,159/m², based on the Fotocasa index adjusted to transaction prices: 4% above the València median (€3,043/m²). It ranks 28 of 67 neighbourhoods in València by price.
The achievable market rent is around €14.3/m² per month (the neighbourhood's own figure; idealista asking rents adjusted to achievable rent): about €1,287 a month for a typical 90 m² flat, with no legal cap. The gross yield (annual rent ÷ price) comes to 5.4%, 0.4 points below the city median (5.8%): rank 48 of 67 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 11.0%, in line with the València median (11.1%). It takes about €113,107 of cash (deposit, taxes and costs), and first-year cash flow after tax is -€92 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 Grau
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
- €284,310
- Monthly rent
- €1,287
- Cash needed · deposit + transfer tax + costs
- €113,107
- Monthly cash flow (year 1)
- -€92
- Total Return (IRR)
- 11.0%
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 Creu del Grau | 2,796 | 14.3 | 6.1% | 11.3% |
| Beteró | 3,280 | 16.7 | 6.1% | 11.1% |
| Camí Fondo | 3,054 | 15.6 | 6.1% | 11.4% |
| Aiora | 3,104 | 15.3 | 5.9% | 11.1% |
| L'Illa Perduda | 2,981 | 14.5 | 5.8% | 10.7% |
| El Cabanyal - El Canyamelar | 3,554 | 17.0 | 5.7% | 11.5% |
| El Grau | 3,159 | 14.3 | 5.4% | 11.0% |
| Penya - Roja - Avda. Francia | 4,347 | 16.7 | 4.6% | 9.3% |
| La Punta | 3,712 | 12.3 | 4.0% | 8.9% |
Frequently asked questions
How much does a square metre cost in El Grau?
€3,159/m² on average, based on the Fotocasa index adjusted to transaction prices. A typical 90 m² flat costs about €284,310, 4% above the València median.
How much is rent in El Grau?
Around €14.3/m² per month at market rates: €1,287 a month for a 90 m² flat, with no legal cap.
Is El Grau a good buy-to-let investment?
The gross yield is 5.4% (València median: 5.8%). With a 70% mortgage and a sale after 10 years, the estimated Total Return (IRR) is 11.0% against a city median of 11.1%. It depends on your financing and tax residency: with your own profile the number can change.
Is El Grau in a stressed rental zone?
No. València is not a declared stressed rental zone: rents are set by the market, with no legal cap.
Buying in El Grau?
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/district (June 2026), ajustado a renta alcanzable (×0,95); estructura SERPAVI (AEAT 2024)
- Appreciation: average of the 10- and 15-year rates of the area's asking price — historical, not a forecast