Madrid house prices per square metre, explained

1. The median, and how it is calculated

For each of the 40 listings, we divide the asking price by the size in m². The median is the middle value of those 40 prices per m². Half ask more, half ask less.

This figure comes only from this site's listings. It does not come from another portal, nor from sale deeds.

An asking price is advertised; a sale price is paid and recorded. They can differ, because a listing can be negotiated, withdrawn, or left published after a price change.

2. Read this median with care: small and skewed sample

This median describes this site's listings, not the whole Madrid market, for two reasons.

First, the sample is small: 40 listings. With 40 listings, a few expensive or cheap listings move the median. Treat the figure as an order of magnitude for these listings, on this date, not as an exact value for one home.

Second, the sample is skewed. This site's Spain listings come mostly from sources aimed at buyers from outside Spain, and are mostly larger villas and houses, not the full mix of flats and houses sold in Madrid. Do not compare it with one home without looking at home type, size, and area.

Nor is it the whole Comunidad de Madrid. The Comunidad is the region around the city. This median covers listings labelled Madrid in this site, not the whole region.

Official indices (INE, Colegio de Registradores) measure how prices change, not a per-m² price from this site.

This site does not verify whether listings are genuine, nor photos, seller, or whether the price is still current. Compare recent similar listings and check the home.

3. Districts

This version publishes no Madrid districts. No district listing count and no district median for Madrid on this site has been verified.

4. Direction over time

Not enough history yet to show a direction. This report does not say whether Madrid prices are rising, falling, or flat, because it has no site history of its own that would support such a claim. Stating a trend from a single point, 2 November 2026, would be a guess.

5. Buying in Madrid: what to check before signing

These are general checks, not legal advice, and they do not guarantee one home is problem-free.

• **The NIE, early.** The Número de Identidad de Extranjero identifies a foreign buyer for signing the deed, paying taxes, and registering the purchase. Apply in good time, at a Spanish consulate or in Spain.
• **Your own lawyer.** Hire a lawyer who acts only for you, not the seller's, the agent's, or the developer's lawyer. The notary is not your lawyer: the notary certifies the deed, the notary does not act only in your interests.
• **The nota simple.** Ask for a recent nota simple from the Registro de la Propiedad (Land Registry). It shows who the registered owner is and what charges are recorded, for example a mortgage. Check that the seller is the registered owner, and that description, size, and cadastral reference match the home you visited.
• **Other checks.** Ask your lawyer to check community fee debts, the property tax (IBI), the energy certificate, and the planning position where relevant.
• **The arras contract, with the type stated clearly.** Arras penitenciales, governed by Article 1454 of the Spanish Civil Code, allow withdrawal: if the buyer withdraws, the buyer loses the deposit; if the seller withdraws, the seller returns it doubled. But that effect applies only when the contract clearly agrees that the arras are penitenciales; if the contract does not say so clearly, the deposit can be read as part of the price, with no right to withdraw. Do not sign arras until your lawyer has read the exact type and deadline.
• **The deed and the registry.** The purchase is formalised in a public deed before a notary (escritura), and then registered in the Registro de la Propiedad. Registration is what protects ownership against third-party claims. Resale purchase tax (ITP) and new-build VAT plus AJD depend on the home type and the autonomous community.
• **No return promise.** No figure in this report should be read as a promise of price growth, rental income, or easy resale. It describes asking prices, on a given date, in a given database. It does not predict future prices.