Madrid

Madrid's housing market in mid-2025 is marked by continued rapid price growth and a tight rental sector. The average apartment asking price in Madrid city reached approximately 6,021 euros per square meter in April 2025, up nearly 38% year-on-year, making Madrid Europe's fastest-rising property market. The average price to rent now stands at around 25.10 euros per square meter per month, with the city average for advertised rents close to 21.4 euros per square meter, up roughly 12% over the year. Rental yields are averaging 4.8%, with a residential vacancy rate around 4%.

In terms of tenure, about 20% of Madrid’s population live in subsidized or public housing, although across Spain only about 1.1% of rental properties are designated social housing. Madrid maintains a notably higher share due to its regional policies. Despite this, the majority of residents either rent at market rates or own their homes; homeownership across Spain remains above 75%, with Madrid's rate estimated slightly below this national average.

Publicly owned housing and social housing in Madrid largely overlap; these terms both refer to Vivienda de Protección Pública (VPP), which offers subsidized homes, but most social housing in Spain (unlike many northern European countries) is for owner-occupation rather than for rental. Public housing's market share is limited and focused on vulnerable groups, leaving most of Madrid’s housing needs to be met by the private sector.

Madrid’s housing crisis is defined by surging demand, severe supply shortages, and growing affordability pressures, especially in the rental sector. Over the past year, average residential property prices in the city have risen between 12% and 38% depending on the district, while rental prices have climbed over 10%. This escalation far outpaces wage growth and inflation, putting home ownership and renting beyond reach for many residents. Rents for a typical two-bedroom apartment in central districts now range between 1,800 and 2,600 euros per month; even in peripheral areas, monthly rents are 1,300 to 1,550 euros. Rental yields have fallen from over 6% to below 5% as price gains outrun rent increases, signaling market overheating.

Madrid’s crisis affects a broad spectrum: local wage earners, young adults delaying moving out or forming households, middle-class families squeezed out of central neighborhoods, single-person and lower-income households, and increasing numbers of would-be owners forced to remain renters. Foreign buyers, whose purchasing power averages 70% greater than locals, are driving up prices further, with over 20% of transactions now involving non-Spanish nationals. The city faces a chronic shortage of homes, with annual new deliveries persistently far below growing demand, exacerbated by delays in construction and acute land and labor shortages. The most affected are lower and middle-income renters, younger adults, and people seeking entry-level ownership, but the affordability crisis is increasingly impacting even median-income professionals and long-term residents.

Madrid’s city administration is tackling affordable and sustainable housing mainly through large-scale urban development, public-private investment, and regulatory reforms. The most ambitious initiative is Madrid Nuevo Norte, a €25 billion public-private project set to deliver thousands of new homes, with first units ready in 2027, aiming for substantial urban renewal, mixed-income neighborhoods, and enhanced public transport. Existing programs prioritize the transformation of bank-owned and state land into affordable rental housing, with recent transfers enabling around 40,000 ready homes and land for over 55,000 more dwellings to enter the affordable segment, as guided by new national strategies. Affordable rent is defined as below-market and capped at 30% of household income.

There is also a significant push for sustainability: projects such as Bosque Metropolitano—a 75 km urban green corridor—aim to prevent urban sprawl and improve livability. Madrid has committed hundreds of millions of euros to nearly 600 district-level projects enhancing ecological and social infrastructure.

Additional housing policies include tax incentives for owners who convert vacant units to affordable rentals, streamlined planning and licensing, support for young renters, and requirements for new public housing to remain permanently protected against reversion to market-rate status. From 2026, the city and regional authorities have pledged to triple public housing investment to €7 billion nationally, with Madrid aligned to expand public stock and transparency in housing market data. New developments often use cooperative or VPPL models to ensure price limits and prioritize vulnerable groups or first-time buyers.

Housing cooperatives play a small but expanding role in Madrid’s housing sector. The cooperative model is gaining prominence as an affordable and participatory alternative, especially among younger residents and seniors, but their share remains minimal compared to total housing units. Nationwide, cooperatives managed over 11,000 homes in 2021, a 70% increase over five years, but in the city of Madrid the number is still below 2,000 units in use-right or cohousing models out of hundreds of thousands of housing units, meaning their share is less than 1%. Most cooperative initiatives in Madrid focus on ownership, with limited rental cohousing, and are driven by the need to counter speculative investment and provide community-based, stable housing.

Dynamics in recent years show increased demand for cooperatives due to high price inflation. The city and regional government have recently introduced laws and incentives: they now provide access to publicly guaranteed loans, fiscal deductions for cooperative purchasers, and prioritization of cooperatives in new social housing developments. Since 2023, Madrid’s new cooperative law streamlines registration and legal requirements. The sector still faces structural barriers, including difficulty securing land and long development timelines, but is promoted in collaboration with regional housing strategies to address affordability and bolster the affordable rental supply. The city views cooperative housing as a useful but still marginal instrument for diversifying tenure and supporting vulnerable or younger groups.