València
Rental yield in Sant Francesc
Sant Francesc is an expensive area for València, with a low rental yield and a Total Return below the city average. Here is what a typical flat in Sant Francesc costs to buy and rent, and the Total Return (IRR) it delivers, compared with the other areas of València.
Sale price
5,259
€/m² · second-hand homes
Rent
18.3
€/m² per month · market rate
Gross yield
4.2%
annual rent ÷ price
Total Return
8.7%
10-year IRR · typical flat
Appreciation
+6.0%
a year, 10-15 year history
Cash flow
-€535
per month, year 1, after tax
What the data says
Sant Francesc is an area of València. The reference sale price is €5,259/m², based on the Fotocasa index adjusted to transaction prices: 73% above the València median (€3,043/m²). It ranks 3 of 67 neighbourhoods in València by price.
The achievable market rent is around €18.3/m² per month (the neighbourhood's own figure; idealista asking rents adjusted to achievable rent): about €1,647 a month for a typical 90 m² flat, with no legal cap. The gross yield (annual rent ÷ price) comes to 4.2%, 1.6 points below the city median (5.8%): rank 63 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 8.7%, below the València median (11.1%). It takes about €187,101 of cash (deposit, taxes and costs), and first-year cash flow after tax is -€535 a month.
Asking prices in its district have grown by an average of 6.0% 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 Sant Francesc
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
- €473,310
- Monthly rent
- €1,647
- Cash needed · deposit + transfer tax + costs
- €187,101
- Monthly cash flow (year 1)
- -€535
- Total Return (IRR)
- 8.7%
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 |
|---|---|---|---|---|
| El Pilar | 3,979 | 18.7 | 5.6% | 10.8% |
| La Seu | 4,260 | 19.8 | 5.6% | 10.8% |
| Arrancapins | 3,312 | 15.2 | 5.5% | 10.5% |
| La Roqueta | 3,971 | 16.3 | 4.9% | 9.8% |
| El Mercat | 4,723 | 19.0 | 4.8% | 9.7% |
| La Xerea | 4,691 | 18.8 | 4.8% | 9.6% |
| Russafa | 4,609 | 17.2 | 4.5% | 9.5% |
| Sant Francesc | 5,259 | 18.3 | 4.2% | 8.7% |
| El Pla del Remei | 5,773 | 18.1 | 3.8% | 8.5% |
Frequently asked questions
How much does a square metre cost in Sant Francesc?
€5,259/m² on average, based on the Fotocasa index adjusted to transaction prices. A typical 90 m² flat costs about €473,310, 73% above the València median.
How much is rent in Sant Francesc?
Around €18.3/m² per month at market rates: €1,647 a month for a 90 m² flat, with no legal cap.
Is Sant Francesc a good buy-to-let investment?
The gross yield is 4.2% (València median: 5.8%). With a 70% mortgage and a sale after 10 years, the estimated Total Return (IRR) is 8.7% against a city median of 11.1%. It depends on your financing and tax residency: with your own profile the number can change.
Is Sant Francesc 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 Sant Francesc?
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