How much is my flat worth in Madrid? Price per m² in all 21 districts in 2026 and how to set yours

“How much is my flat worth in Madrid?” is the first question any owner thinking of selling asks, and also the one that is usually answered worst. The usual approach is to look at what the neighbours are asking on property websites, add what the renovation cost and add a margin “for negotiating”. The result is usually an asking price that bears little resemblance to the price at which sales actually close in the area.

In this guide we bring together the most recent data we have been able to verify: the price per square metre in Madrid's 21 districts and in the main towns of the region, the difference between what is asked and what is signed at the notary, the role of the mortgage valuation and the Catastro's (Land Cadastre's) reference value, and how much is usually negotiated. At the end you will find a practical five-step method for setting a realistic sale price without giving your flat away or leaving it on the market for months.

Price per square metre in Madrid in 2026: where the market stands

According to idealista's September 2026 price report, published in early October, the average asking price of homes for sale in the city of Madrid is €6,458/m². That is 0.2% less than in August, 1.8% less than in June and 2.4% more than in September 2025. The all-time high was reached in April 2026, at €6,619/m², so the city is now 2.4% below that peak.

Across the province of Madrid as a whole, the average asking price is €5,065/m², 6.9% more than a year ago. The same report shows that the annual rise has been easing: in November 2025 it was 20.5%, and since February 2026 prices have barely moved. In other words, asking prices are no longer rising at the pace of a year ago, especially in the most expensive districts.

This does not mean the market has stalled. Closing price data, which we look at below, still shows double-digit rises. What it does indicate is that there is less and less room to go to market with a high price and wait for the market to “catch up with you”. For a seller, the message is clear: the asking price has to be well thought out from day one.

Home prices in Madrid by district: full table

The following table lists the city's 21 districts from most to least expensive, with the asking price per square metre in September 2026 and the annual and quarterly change. We have added an indicative column showing what that average price would mean for an 80 m² flat; it is a simple multiplication to give you an idea, not a valuation.

Source: idealista, sale price report for the city of Madrid, September 2026 (asking prices). The last column is an indicative calculation by Llavely (average price × 80 m²), rounded to the nearest thousand.

The picture leaves three takeaways. First, the centre and the Castellana axis remain the most expensive, but they are no longer the ones rising fastest: Salamanca and Retiro fell slightly over the year and Chamberí rose by just 2.6%. Second, the south and east account for the biggest rises: Villaverde (+23.7%), Puente de Vallecas (+17.9%), Usera (+15.9%), Villa de Vallecas (+12.0%), Moratalaz (+11.3%) and Vicálvaro (+10.5%).

The third takeaway is the most useful for setting a price: several districts are right at their all-time high. According to idealista, Latina, San Blas-Canillejas, Puente de Vallecas, Usera and Villaverde hit records in September. Others, such as Barajas, Chamartín or Hortaleza, are between 2.6% and 3.9% below the peak they reached in recent months. If your mental reference is the price that “was being asked in spring”, it may no longer be today's price.

Home prices in the main towns of the Comunidad de Madrid

Outside the city, the price map is very different. The same idealista report gives data for the towns in the province. This is the situation in September 2026 for some of the most populated towns with the most sales:

Source: idealista, sale price report for the province of Madrid, September 2026 (asking prices). idealista lists La Moraleja as a separate area, at €7,246/m².

In the north-west prices are high but behave unevenly: Pozuelo and Alcobendas barely rose over the year, while Majadahonda and Boadilla rose by more than 14%. In the south and the Henares corridor, with lower starting prices, rises are around or above 11%, led by Alcalá de Henares (+17.1%). As in the city, the town average hides big differences between neighbourhoods, so use it only as a first point of reference.

Asking price, closing price, mortgage valuation and reference value: they are not the same

One of the reasons so many owners get their price wrong is that they mix up figures that measure different things. These are the four you will hear most, and each has its use.

Sources: idealista (September 2026); Fotocasa, property index for June 2026 reported by Euronews; Colegio de Registradores, Registry Property Statistics for Q2 2026; Ministry appraised value reported by Arquitasa and Banco de España (October 2026); Catastro.

How far the asking price is from the signed price

The most revealing comparison is asking versus closing price. The Colegio de Registradores (Association of Land Registrars) puts the average price of registered home sales in the city of Madrid at €5,534/m² in the second quarter of 2026, with an annual rise of 12.2%. In that same quarter, idealista's average asking price in the city was around €6,580/m² (a figure derived from its quarterly change). The difference is around 15%.

Something similar happens in the Comunidad de Madrid: €4,477/m² registered price versus €5,153/m² asking price in June, when the province hit its peak according to idealista. Here the gap is around 13%. The figures are not exactly comparable, because each source uses a different sample and methodology and the registry statistics include sales signed months earlier, but the direction is unmistakable: what is asked in listings is above what ends up being signed.

There is another interesting detail. While asking prices in the city are rising 2.4% a year, registered closing prices are rising 12.2%. A cautious reading is that buyers have been paying more for the homes that actually sell, but that listings had already priced in much of that rise. If your flat goes on the market with a price designed to “leave room”, it may fall outside the range in which buyers with real financing are searching.

Mortgage valuation: why it matters even though you are not the one requesting it

The mortgage valuation (tasación) is normally commissioned by the buyer when applying for a mortgage, but its result affects you fully as the seller. The bank works out how much to lend using that valuation as the reference, so if the valuation comes in below the price you have agreed, the buyer will have to put in more savings, ask for a review or renegotiate with you. It is one of the most common reasons for a deal being delayed or falling through after the arras (deposit contract) has been signed.

According to the Ministry of Housing's appraised value statistics, reported by Arquitasa, open-market homes in the Comunidad de Madrid were valued at an average of €4,089.6/m² in the second quarter of 2026. The Banco de España (Bank of Spain), in its October 2026 summary of indicators, reports an annual rise of 12.6% for Madrid. As with property websites, it is an average: a specific flat may be valued well above or well below it depending on its location, condition, floor or extras. That is why the average should be seen as context and not as the price of your home.

The Catastro reference value and its effect on ITP

Since 2022, the Catastro's reference value has been the minimum base on which the Impuesto sobre Transmisiones Patrimoniales (ITP, property transfer tax) is paid when buying a second-hand home. According to the Catastro, it is calculated from sales made before a notary and registered at the Land Registry, using average value modules and reduction factors set by ministerial order so that it does not exceed market value. It does not affect the cadastral value or IBI (property tax).

The reference value shall not exceed market value.

Dirección General del Catastro, frequently asked questions on the reference value

In the Comunidad de Madrid the general ITP rate is 6% (4% for large families buying their main home, subject to conditions). The rule that matters to the seller is this: if the price stated in the deed is higher than the reference value, tax is paid on the price; if it is lower, tax is paid on the reference value. For example, if you sell a flat with a reference value of €330,000 for €300,000, the buyer will pay 6% of €330,000, that is, €19,800 instead of €18,000.

Why should it matter to you if the buyer pays the tax? Because that money comes out of the same pocket they pay you from. An informed buyer will check the reference value and take it into account in their offer. The reference value is public and can be checked on the Catastro e-office (Sede Electrónica del Catastro); the owner can also request a certificate with the details of how it was calculated. If you think it does not fit your home, the Catastro explains that it can only be challenged when it has a tax effect, that is, when filing the tax, and it is advisable to have a professional help you.

If you want to see the rest of the taxes and costs of the transaction from the buyer's side, we go through them in our guide “Costs of buying a home in the Comunidad de Madrid”.

How much is the price of a flat negotiated in Madrid?

The negotiation margin in Madrid has narrowed considerably. Fotocasa calculates a Negotiation Index that measures the difference between the asking price and the price buyers are willing to pay. In the first half of 2025 it put Madrid at 17%. In the edition published in June 2026, as reported by Bilbao Hiria, Madrid's margin has fallen to 6%.

Fotocasa's surveys of buyers point the same way: in 2024, 53% of those who bought a home negotiated the price and 80% of them got some reduction, but only 23% achieved a reduction of more than 10%. At the same time, some agency networks are seeing more deals close after the initial price is lowered. Alfa Inmobiliaria, using data from its own sales, told El Español that 38% of sales in the second quarter of 2026 closed after a reduction in the asking price, compared with 24% a year earlier. It is just one network and does not represent the whole market, but it confirms that asking prices that are too high are being corrected.

Translated into decisions: if you add 10% or 15% “for negotiating” to a price that is already at the top of the market, you are not leaving room, you are pricing yourself out of the market. With an average margin close to 6%, the sensible thing is to set an asking price you can defend with data and accept that negotiation will move in small amounts.

Energy performance certificate: compulsory and increasingly scrutinised

To sell a home you need an energy performance certificate. According to the Comunidad de Madrid, since 1 June 2013 the owner must have the certificate, show it to any prospective buyer and hand it to the final buyer. Not having it ready before listing the flat is an avoidable delay.

How much does a good or bad rating change the price? We have not found a recent official figure for Madrid that quantifies it rigorously, so be wary of round percentages without a source. What is reasonable is to take it into account as one more factor when comparing your flat with others: a buyer who is going to live in the home looks at the heating bill, the quality of the windows and the insulation, and will use it in negotiation if your home is worse than others in the area.

The most common mistakes when pricing a flat

Almost every price that sits for months on property websites has one of these mistakes at its root. Spotting them in time saves you later reductions.

• Anchoring on what the neighbours are asking. A listing is a wish, not a sale. If the flat on the third floor has been listed for six months, its price tells you what it does not sell for.
• Adding the cost of the renovation to the price. A recent renovation makes the flat more attractive and can speed up the sale, but the buyer pays for the result and for what is available in the area, not for the invoice. A designer kitchen is rarely recovered euro for euro.
• Using the district average without adjustments. The floor, a lift, light, orientation, the condition of the building, a terrace or a garage move the price a lot within the same street.
• Comparing different floor areas. Some sources use built area and others usable area; check which area each price per square metre is based on before multiplying.
• Inflating the price to “leave room”. With average negotiation margins close to 6% in Madrid, going to market 15% above it leaves you outside many buyers' search filters.
• Lowering the price bit by bit. Several small, successive reductions make the listing look “stale” and encourage buyers to wait for the next cut. It is better to get it right at the start or make a single clear adjustment.
• Ignoring the reference value and the mortgage valuation. If your price is well above what the bank will value it at, the deal can get complicated after the arras.

One more warning, about a practice worth watching for in any selling service: be wary of valuations well above closing data that do not come with comparables, especially if requests to lower the price arrive a few weeks later. A serious valuation can be explained with figures: which similar homes have sold, at what price and when. Always ask for that reasoning in writing, and also ask exactly what you will pay and when, with no costs that appear at the end.

How to set a realistic sale price in 5 steps

This is the method we suggest for arriving at a defensible price without needing to be an expert. It will take you an afternoon and give you a range, not a magic number.

1. Start from the average for your area. Look up the price per square metre for your district or town in the latest source available (the tables in this article will do) and multiply it by the floor area of your home. Note the result as your reference asking price.
2. Adjust towards the closing price. Remember that signed prices in Madrid are around 13% to 15% below advertised ones. Work out that figure too: between the two you will have a first range.
3. Look for real comparables. Find five to ten homes similar to yours (same area, size, floor and condition) that are for sale. Note how long they have been listed and whether they have cut the price. Those that have been listed for months mark your ceiling; those that disappear quickly, the price the market accepts.
4. Adjust for what your flat has. Add or subtract for a lift, facing the street or an inner courtyard, floor, terrace, garage, storage room, condition of the home and building, and energy certificate. Be as demanding about the flaws as about the strengths.
5. Check against the mortgage valuation and the reference value, and decide. Look up the reference value on the Catastro e-office and, if you can, get a professional valuation. Choose an asking price within the range that you can justify, set your minimum price in advance and decide when you will review the price if there are no viewings or offers.

A simple example: an 80 m² flat in good condition in Ciudad Lineal would start from an average asking price of about €419,000. If we apply a 15% adjustment towards the closing price, the range would be between about €356,000 and €419,000. From there, a fifth-floor flat with a lift facing the street will move towards the top; an unrenovated ground-floor flat facing an inner courtyard, towards the bottom. It is an indicative calculation to understand the method, not a valuation.

If you are starting to prepare the sale, in “How to sell a flat in Madrid in 2026” you will find the full process, from the paperwork to signing at the notary, and in “The home sales market in 2026” the general trend of the market.

Which documents to have to hand to value and sell

Having your paperwork ready not only speeds up the sale: it also helps you set a better price, because it forces you to know your home well.

• Nota simple (Land Registry extract) from the Registro de la Propiedad, to check the registered floor area, ownership and charges.
• Cadastral reference and a check of the reference value on the Catastro e-office.
• Valid energy performance certificate.
• Latest IBI receipt and up-to-date community of owners receipts.
• Information on approved or planned special levies and the condition of the building (technical inspection, if there is one).
• Purchase deed and, if any, invoices for major renovations.

How we do it at Llavely

At Llavely, before putting your home up for sale we give you a free valuation: we see the home and compare your price with market data for your area, its condition and its extras. That comparison is for you, so you can decide with information and without pressure. If your price is in line with the market, your home carries the “Fair price” badge when we show it to the buyers we invite, so they can tell which flats are reasonably priced.

The buyers who see your home are screened and verified by us: we speak to each one before showing it to them, ask them how they would pay and check their ID before the viewing. We carry out the viewings ourselves. You only pay if you sell, on the day of signing at the notary: 2.5% + VAT of the sale price with everything included, from the valuation to the specialist lawyers who go with you in person to the notary, along with photos, video, floor plan, virtual tour, offers and the arras, anti-money-laundering checks, coordination with the notary and your private seller portal to follow everything.

No extra payments or hidden costs: what you see is what you get. If you are thinking of selling in the coming months, ask for your free valuation: we call you within 24 hours, see the home and give you the price.

Frequently asked questions

Sources

1. Trend in sale prices of homes in Madrid, September 2026 report (idealista)
2. Trend in sale prices of homes in the province of Madrid, September 2026 (idealista)
3. Home prices in Madrid in September 2026: figures and most expensive neighbourhoods (idealista, 2 October 2026)
4. Registry Property Statistics (Estadística Registral Inmobiliaria), Q2 2026 (Colegio de Registradores, Association of Land Registrars, August 2026)
5. Quarterly housing bulletin, Q2 2026 (Comunidad de Madrid, July 2026)
6. Summary of property market indicators (Banco de España, Bank of Spain, 8 October 2026)
7. Appraised value of housing: what it measures and why it does not match the sale price (Arquitasa, 28 September 2026)
8. Frequently asked questions: reference value (Portal del Catastro, Land Cadastre website)
9. Reference value: look-up (Sede Electrónica del Catastro, Land Cadastre e-office)
10. Transmisiones Patrimoniales Onerosas – property transfer tax (Comunidad de Madrid, Taxpayer Services)
11. Buying and selling homes (Comunidad de Madrid)
12. Fotocasa Negotiation Index: what it measures (Fotocasa, 2 June 2025)
13. Bilbao has only a 4% margin to negotiate home prices (Bilbao Hiria, 21 June 2026)
14. Home buyers' negotiation margin is shrinking (Fotocasa)
15. Homes sold at a discount in the second quarter of 2026 (El Español, 11 August 2026)
16. Spain house prices: resale homes up 17.2%, highest level in 21 years (Euronews, 22 July 2026)