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MADRID

Renting in Spain: Madrid’s most affordable areas

Chamberí, Salamanca and Retiro may be where most madrileños and newcomers want to live in Madrid, but for many this is simply not economically feasible. 

madrid cheap neighbourhoods to rent
Rents in the Spanish capital have increased by 60 percent in a decade. Photo: VacacionesPagodasBlog/Pixabay

Renting in Spain’s capital now costs on average €17.4/m2, which means that a 70 square metre apartment is going for €1,218 a month.

That’s more than 60 percent costlier than it used to be for tenants in Madrid a decade ago, a trend which has been seen across Spain’s big cities and elsewhere around the world. 

There’s also the fact that there are not enough well-priced properties to rent in the capital, as short-term holiday lets proliferate and landlords drive up prices to deal with their rising costs and mortgage interest rates. 

It’s a cutthroat market where you have to move quickly and often cough up a huge deposit for not much in return.

As usual, people who want to cut costs and get a better alquiler have to move further out of the city to bag the good deals.

According to Spain’s main property websites Idealista and Fotocasa, the neighbourhoods in Madrid city where it’s cheapest to rent as of September 2023 are:

Vicálvaro (€11.9/m2): To the east of the city, it has four metro stations and one train station and plenty of supermarkets. There are of course better neighbourhoods

Villaverde (€12.5/m2): Divided into Villaverde Alto and Villaverde Bajo, it’s located in southern Madrid, connected to the city centre via Line 3 and several buses, as well as having plenty of green spaces. Villaverde is multicultural, residential and has a better reputation than it used to.

Moratalaz (€12.6/m2): Another barrio in southern Madrid that’s cheaper than average to rent in, it’s known for being peaceful and well connected (you can reach Sol or Atocha in under 30 minutes by metro or bus).

Vallecas (€13.5/m2 to €14.5/m2): The traditional working class neighbourhood of Vallecas offers affordable rents, more so in La Villa de Vallecas than Puente de Vallecas, as the latter is more central. It has some dodgier areas, but for the most parts it’s good old lively and safe Madrid.

San Blas-Canillejas (€14.08/m2): Despite being a barrio of ill repute for decades due to drug problems that are long gone, San Blas is among the safest districts in Madrid nowadays, and shares some of the qualities of the aforementioned neighbourhoods: family friendly, multicultural, green and well connected. 

Hortaleza (€14.2/m2): This district is in Madrid’s wealthier northern half, and is very well equipped with everything from public libraries to health centres, sports facilities, parks and more. Hortaleza has 14 metro stations, two train stations and it has fast road access to the city centre. 

Renting in the Community of Madrid

Around half of the region of Madrid’s 6.6 million inhabitants live outside of the city walls of the capital in other towns and villages, many of which are well connected via buses, Cercanías trains and motorways.

You may still have to commute for around an hour if you work in Madrid city centre but depending on your personal circumstances life in a quieter part of the region that’s still close to the capital could be what suits you best. 

It’s also possible that you’ll be able to find a bigger place to rent for less.

San Sebastián de los Reyes (€12.2/m2): It takes around 50 minutes to reach this municipality to the north of Madrid from the city centre and even less by car. ‘Sanse’ is more of its own town with a bigger array of shops, bars and even festivals, when compared to some of the more residential neighbourhoods on this list.  

Torrejón de Ardoz (€10.7/m2): Close to Barajas airport, Torrejón is another separate municipality from Madrid city, a pleasant town which is home to the European Union Satellite Centre and that overall has plenty of character.

Aranjuez (€8.5/m2): This historic town on the outer limits of the Community of Madrid is technically closer to Toledo than it is to Spain’s capital, but it’s still possible to reach the centre in under an hour by car. Aranjuez has lots of majestic buildings and gardens, and even a royal palace. 

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PROPERTY

How to contest the cadastral value of your Spanish property

The cadastral value and cadastral reference of a property in Spain affect various factors including how much yearly property tax and inheritance tax you'll pay. Here's how to change the valuation Spanish authorities give your home.

How to contest the cadastral value of your Spanish property

When it comes to taxes, everyone wants to know if there are ways to pay less. While it’s not always possible, there are certain factors that affect particularly taxes associated with your Spanish property – namely the cadastral value and the cadastral reference. But, can they be changed or rectified?

What is the cadastral value?

The cadastral value is applied to all properties in Spain. It’s the value applied to your property by the Ministry of Finance or Hacienda and serves as a tax base to determine how much IBI tax or Impuesto sobre Bienes Inmuebles you pay for example. This is a yearly tax for all those who own property in Spain.

READ ALSO: What is Spain’s IBI tax and how do I pay it?

The value will depend on the size of your property, the condition it’s in, the year it was built and the cost of construction, among other factors.

It differs from the cadastral reference, which is an estimate of the market value of a property and is used as a reference for the real estate market. It is also used as a tax base for inheritance and property transfer tax.  

How is it determined?

At the beginning of each year, the cadastral value of homes is reviewed, and as a result, it can increase or decrease. This is why your IBI bill can increase or decrease too. As a general rule, the cadastral value is usually much lower than the market price, but this is not always the case.

How do I find out the cadastral value? 

To know the cadastral value of a property, you must first know the cadastral reference. Then you can find the value in the corresponding public records online. You can find this reference on your IBI bills, as well as on your property deeds.

Once you have this you can go to the electronic headquarters of the Cadastre, and click on ‘reference value’. There you will find all the information about the cadastral reference and the corresponding cadastral value.

Even if you’re not the owner of a property, but want to find out the cadastral value of a property you’re considering buying, you can find it out here.

Can I change the cadastral value of my home?

Yes, it is in fact possible to change the value. If you believe that the cadastral value of your property is too high with respect to the market price of your home, you can request that it be reduced.

You may want to do this in order to lower your IBI bill or if you want to sell your property at a lower price than the market value.

How do I lower the value?

If you believe that you have a case for changing it, you can make a claim to the General Directorate of Cadastre, overseen by the Ministry of Finance. There are two different claims you can make:

  • The procedure for correcting discrepancies
  • The procedure for rectification of material and arithmetic errors.

Procedure for correcting discrepancies

This option is typically used when there is a large difference between the market price and the cadastral value of a property, as well as when there are errors or false data about the characteristics of your home.

To do this, you must go to the Cadastre office in your municipality or apply online at the Cadastre Electronic Headquarters.

Procedure for rectification of material and arithmetic errors

The second option is used when there are errors or incorrect urban planning information, which affects your home. Again you can do this in person or online. In this case, it will have a retroactive effect. If you have paid too much IBI in the past, then it should be returned to you if the application goes in your favour.

Can I change the cadastral reference of my home?

If the reference value of your home is higher than the market value, then you may be wondering if you can change the reference in order to lower your tax base.

Unfortunately, you cannot request changing this in the same way as you can with the cadastral value. But, the good news is that there is a way to challenge it indirectly.

To do this you will need to request an appraisal from a company approved by the Bank of Spain. If the result of this turns out to be lower than the reference, you can try to rectify your self-assessment tax return, providing the appraisal as evidence that you should be on a lower tax base. As mentioned above, this will only affect certain taxes like inheritance or property transfer. 

In order to approve this, the tax office will need a report from the General Directorate of the Cadastre who may be able to rectify the reference and provide a report to settle the matter.

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