Rent Prices in Madrid by District: Price per Square Meter
Asking rents for all 21 Madrid districts from the October 2026 listing data, what a one-bed and two-bed cost, and why the city has no rent cap on new contracts.
Madrid asking rents averaged about €23 per square meter in October 2026, according to Fotocasa and idealista. That puts a 50 m² one-bed at roughly €1,150 a month and a 75 m² two-bed at about €1,725. Centro, Salamanca and Chamberí were the priciest districts at about €25/m²; Vicálvaro was the cheapest at €17/m².
What does rent cost in each Madrid district?
The table uses Fotocasa’s October 2026 asking prices by district, rounded to the euro. The monthly figures are a simple estimate: price per square meter multiplied by flat size. Real offers vary with floor, light, condition and furniture.
| District | €/m², Oct 2026 | Year-on-year | 1-bed, 50 m² | 2-bed, 75 m² |
|---|---|---|---|---|
| Centro | 25 | -0.2% | €1,250 | €1,875 |
| Salamanca | 25 | -0.8% | €1,250 | €1,875 |
| Chamberí | 25 | +2.1% | €1,250 | €1,875 |
| Chamartín | 24 | +2.9% | €1,200 | €1,800 |
| Retiro | 23 | +2.5% | €1,150 | €1,725 |
| Arganzuela | 23 | -3.1% | €1,150 | €1,725 |
| Tetuán | 23 | +0.4% | €1,150 | €1,725 |
| Barajas | 22 | +2.7% | €1,100 | €1,650 |
| Carabanchel | 22 | +13.5% | €1,100 | €1,650 |
| Ciudad Lineal | 22 | +11.5% | €1,100 | €1,650 |
| Puente de Vallecas | 22 | +12.4% | €1,100 | €1,650 |
| Usera | 22 | -0.7% | €1,100 | €1,650 |
| Moncloa-Aravaca | 21 | -3.0% | €1,050 | €1,575 |
| Fuencarral-El Pardo | 20 | +12.9% | €1,000 | €1,500 |
| Latina | 20 | -3.3% | €1,000 | €1,500 |
| Hortaleza | 19 | -9.0% | €950 | €1,425 |
| Villaverde | 19 | -11.4% | €950 | €1,425 |
| Moratalaz | 18 | +6.5% | €900 | €1,350 |
| San Blas-Canillejas | 18 | -4.1% | €900 | €1,350 |
| Villa de Vallecas | 18 | +8.1% | €900 | €1,350 |
| Vicálvaro | 17 | -18.5% | €850 | €1,275 |
Why do different reports give different numbers?
Each portal measures its own listings with its own method, so figures differ. idealista put Madrid city at €23.4/m² in October 2026, up 4.5% on a year earlier, with the Comunidad de Madrid at €21.6/m². Fotocasa showed €23/m² for the city but only +0.5% a year. OCU’s study of listings in May 2026 gave much higher figures for the center: €34.1/m² in Salamanca, €33.8 in Chamberí, €32.1 in Centro and €30.4 in Retiro.
The gap comes from which flats are listed and how long they stay online. Expensive furnished flats and short contracts can push central averages up. For the barrio level, idealista’s July 2026 data showed Justicia (Chueca) at €28.0/m² and Sol at €26.1/m², above the Centro average.
What is the state reference price system?
The Ministry of Housing runs the Sistema Estatal de Referencia de Precios del Alquiler de Vivienda (SERPAVI), built from tax data on real contracts rather than adverts. Its calculator gives a price range for a specific flat. It covers flats in multi-unit buildings that are more than five years old and between 30 and 150 m².
The index matters even without a rent cap. Under Real Decreto-ley 29/2026, until December 31, 2027, a tenant whose rent is already above the reference maximum cannot be charged an annual increase. In other cases, a rise without the tenant’s agreement is limited to 2%.
Why is there no rent cap in Madrid?
Caps on new contracts under the 2023 Housing Law apply only in “tensioned residential market areas”, which each region must declare. The Comunidad de Madrid has not declared any, and the regional government has said it does not consider the measure useful. As of November 2026, no municipality in the region is on the list. Landlords can therefore set the starting rent freely, while annual updates on existing contracts stay limited.
The 2023 Housing Law on the BOE sets out how tensioned areas work.
What do you pay on top of the rent?
The advertised rent is rarely the full monthly cost. Before you sign, ask about:
- Community fees (gastos de comunidad): the landlord can pass them on only if the contract says so in writing and states the yearly amount.
- Utilities: electricity, gas, water if billed separately, and internet.
- Upfront payments: one month’s legal deposit plus up to two months of extra guarantee on a standard lease. Agency fees are paid by the landlord.
- Heating: central heating is often included in community fees; individual gas or electric heating adds to winter bills.
The rules on upfront payments are explained in rental deposits in Madrid and how renting a flat works in Madrid.
How can you keep the cost down?
- Search in districts where prices fell over the year, such as Arganzuela, Latina or Hortaleza.
- Compare unfurnished flats: many furnished listings are temporary contracts at higher prices.
- Check the total: community fees and utilities can add a lot. See setting up utilities in Madrid.
- Look one or two Metro stops beyond a popular area; the rent often drops quickly.
Bottom line
Use these figures to judge a listing, not to predict your rent. If an offer is far above its district average, ask the landlord why, then check the flat against the SERPAVI calculator. On renewal, that reference can decide whether your rent goes up at all.
FAQ
What is the average rent in Madrid?
About €23 per square meter for asking rents in October 2026, according to both Fotocasa and idealista. That is roughly €1,725 a month for a 75 m² flat.
Which Madrid district is cheapest to rent?
Vicálvaro showed the lowest asking rent in Fotocasa’s October 2026 data, at about €17/m², followed by Moratalaz, San Blas-Canillejas and Villa de Vallecas at about €18/m².
How much should I earn to rent in Madrid?
There is no legal rule, but many landlords and agencies look for a net monthly income of about three times the rent, and they ask for payslips or bank statements to check it.
Are rents in Madrid still rising?
Yes, but more slowly. idealista measured +4.5% year on year for the city in October 2026, after +9.7% across 2025.
