Rental housing: prices, yields, and opportunities
Spain’s rental housing market is going through a period of intense activity, marked by year-on-year rent increases, stable—though uneven across regions—yields, and a prominent position within residential real estate investment.
The month of August closed with a 10.5% year-on-year increase in rental prices, according to the latest data from Idealista. This also confirms price stability over the past three months, with a slight 0.4% decline compared to July.
A total of 47 Spanish provincial capitals recorded higher rental prices than a year ago. The steepest increase was in Segovia (+19.6%), followed by Teruel (+18.9%), Zamora (+18.8%), Ourense (+15.8%), and León (+15.6%). Only Soria (-0.3%) and Cuenca (-0.1%) bucked this trend.
In absolute terms, the platform notes that Barcelona remains the most expensive city for renting housing (€23.1/m²), ahead of Madrid (€22.2/m²) and San Sebastián (€18.4/m²). They are followed by Palma (€18/m²), Málaga (€15.5/m²), Valencia (€15.3/m²), and Bilbao (€15/m²).
The shared flat room rental market also shows an upward trend. Supply grew by 24% year-on-year in the second quarter. However, demand remained stable, and the number of interested parties per listing fell by 2%. This balance has curbed price growth, which stands at 5% annually, reaching an average of €420 per month, according to Idealista. In this segment, Barcelona again tops the list at €570 per month, followed by Madrid (€527) and San Sebastián (€475).
Rental housing yields
Rental housing continues to be attractive as an investment asset. According to the report “The Profitability of Housing in Spain in 2025” by Fotocasa, average yield stood at 6.5% in the second quarter, identical to that recorded in 2023 and 2024. However, this represents a slight drop compared to 2020, when it reached 6.9%.
This level of yield has remained above 6% for the eighth consecutive year, although with a “significant structural change”: the best opportunities are now found in outlying areas and secondary cities, where housing demand exceeds supply and purchase prices have not yet soared.
By region, the highest returns are concentrated in Castilla-La Mancha (7.9%), Catalonia (7.8%), and Cantabria (7.3%). Castilla y León, Aragón, Murcia, the Valencian Community, and Extremadura also exceed the national average. In contrast, Galicia (6.3%), the Basque Country (5.7%), the Canary Islands (5.7%), Andalusia (5.4%), Madrid (5.4%), and, at the bottom, the Balearic Islands (4.3%) rank below average.
Investor interest
Rental housing is also consolidating as one of the main drivers of residential investment in Spain. According to consultancy firm Colliers, in 2024, flex living and student housing (PBSA, Purpose-Built Student Accommodation) accounted for 66% of transaction volume. This trend continues in 2025, with the student housing segment playing a particularly prominent role, considered one of the most attractive asset classes due to its resilience and growth potential.
Spain’s residential rental market is undergoing a phase of profound change, shaped by rising prices, regulatory adjustments, the consolidation of new leasing models, and evolving tenant preferences. Demand is increasingly oriented toward homes with specific features, such as outdoor spaces or flexible contracts, while supply is not growing at the same pace, generating additional pressure. This scenario presents challenges for landlords, managers, and investors in an increasingly dynamic and competitive environment.
