How much rent to charge for your flat?
The rent for a flat of your size in your city, with official Ministry of Housing data (what landlords declare to the tax office), and the return it would give you.
What does a flat like yours rent for?
Median and range of rent per m² for flats in each capital (SERPAVI, 2024). If you do not enter the price, we use the city's average valuation.
| Madrid: one flat in four rents for less than | €11.03/m² a month |
| Madrid: half, for less than | €13.97/m² a month |
| Madrid: three in four, for less than | €17.92/m² a month |
| Your flat: 75 m² at €13.97/m² | €1,050 a month |
| Rent rise in Madrid (2023 → 2024) | 5.0% |
| City's average valuation (€5,418/m²) | €406,000 |
| Gross yield (a year's rent ÷ price) | 3.10% |
Official Ministry of Housing data (SERPAVI) from 2024 tax returns: it includes contracts signed years ago, so flats advertised today usually ask for more. For the rent of flats in your area from real listings, use the map.
Indicative estimate. Not financial or tax advice.
Next: the full study of your flat
Find flats that already pay
Draw a circle on the map and we rank the flats for sale in the area by return, with the estimated rent of each one based on the rents around it.
The full calculator
Your flat with everything: the transfer tax of your region, the mortgage, costs, empty months and income tax. Free and without signing up: the verdict, cash flow and return.
What a full study looks like
The analysis of a flat from start to finish: detailed taxes, a 10-year projection, sale scenarios, sensitivity and the IRR. With these figures:
- IRR over 10 years
- 11.5%
- Monthly cash flow
- €169
- Net yield
- 5.3%
Where this data comes from
From the Ministry of Housing's State Rental Price Reference System (SERPAVI), which uses what landlords declare to the tax office: it is the most complete official data there is. For each capital we use the rent per m² of flats in 2024: the median and the range between the cheapest 25% and the dearest 25%.
Because it covers every contract in force, old ones too, it is usually below what listings ask today. Treat it as a prudent floor.
How to set your rent
Start from your city's median and move it up or down depending on your flat compared with the rest: the area, the floor and lift, the light, the condition, whether it is furnished, a terrace or parking. Then look at similar flats advertised now near yours: that is what anyone viewing it will compare it with. The map estimates each flat's rent from the rentals advertised around it.
The dearest and cheapest capitals
With this data, the highest rent per m² among the capitals is in San Sebastián (€13.99/m² a month) and the lowest in Lugo (€4.88). In Madrid, €13.97; in Barcelona, €13.68. See each capital's yield.
What the law says
In areas declared under rental pressure there are caps on the rent of new main-home contracts (they depend on who is letting and whether the flat was let before). And in main-home contracts signed from 26 May 2023, each year's rise is limited: since 2025, by the INE index for updating rents (IRAV). Before setting the price, check your municipality's rules.
What it really leaves you
Gross yield (a year's rent divided by the price) is only the start: community fees, council tax, insurance, repairs, empty months and income tax are missing. Work out the net yield or the income tax on your rent.
Reviewed on 10 October 2026
Frequently asked questions
How much rent can I charge for my flat?
Multiply your city's rent per m² by your flat's size, adjust it for how it compares with the rest and check it against listings in your area. Above it is done for the 52 provincial capitals.
What is the rent per m² in Spain?
It varies a lot from city to city: with official 2024 data, from €4.88/m² a month in Lugo to €13.99 in San Sebastián.
Why is the official figure lower than listings?
Because it covers every contract in force, including those signed years ago, not just the flats advertised today, which usually ask for more.
How much can I raise the rent each year?
Whatever the contract says, with a limit for main-home contracts signed from 26/05/2023: since 2025, the INE index for updating rents (IRAV).
What is a good yield for a rental flat?
As a reference, the median gross yield of the capitals is 4.1% with official data. But what counts is the net yield, after costs, empty months and tax: work it out here.
Indicative estimate. Not financial or tax advice.