Frankly.
Photo of 1-bed penthouse with terrace in Jardin Botanico, Retiro

€900,000

No read on this price

1-bed penthouse with terrace in Jardin Botanico, Retiro

Jardin Botanico, Retiro
View the listing on Diza Consultores (opens in a new tab)
Bedrooms
1
Bathrooms
2
Built area
66 m²

Am I overpaying to live here

We can’t put a fair range on this one yet.

Too few similar homes are on sale nearby to compare it with fairly. We would rather say nothing than guess.

Listings that informed this estimate · Retiro

The homes we compared it with.

These are the three homes on sale in Retiro closest to it in size. Too few of them are similar enough to give a fair range.

Room to negotiate

Most sellers here don’t cut.

We watch every home in Retiro until it stops being advertised, and record each price change on the way. Most leave at the price they started with.

93%kept their first price

The 7% that did cut came down a typical 5.0%. Asking prices, not sale prices.

This home

advertised for 0 days, no price change yet

0 days · no cut

334homes left the marketin Retiro, past 12 months
7%cut the price first24 of those 334
36 daystypical time advertisedhalf left sooner, half later

A home disappearing usually means it sold. It can also mean the owner gave up or changed agency, and some agencies never take listings down at all. We cannot tell those apart, so we will not show you a sale price we did not see.

The neighbourhood · Retiro

Retiro: who lives here, what homes sell for, what they rent for.

This flat is in Jardin Botanico, a barrio (neighbourhood) of the Retiro district. Each card compares Retiro with Madrid city. Green means up, red means down, blue means little change.

Neighbourhood

€64,787household income a yeara year

Madrid €49,916Household income · Madrid €49,916

Official district

People

Population
down 1.3% in a year
118,863
Average age
Madrid 44.2
47.6
Aged 65 or over
Madrid 20.7%
27.8%
Registered unemployment
Madrid 5.8%
4.1%
Years of income to buy
average-size home (100 m²) ÷ household income · Madrid 9.8
12.5 years

SaleRetiro · askingasking

€11,826per m²

Madrid, homes we track: €11,013

Price trend

up 8.3%in a yearup 4.7%on the quarter

Official price index · all second-hand sales in the district

What homes here sold for

Homes here sold for about
registered sales in the barrios where the homes we track are, brought up to this quartersame barrios as the homes we track
€10,000/m²
Asking vs sold
Homes we track ask about 18% more than recorded sales in the same barrios.about 18% more, same barrios
+18%

Homes for sale now

Priced below our fair value
of 391 homes we can read
32%
Typical time advertised
since we first saw each one
111 days
Have cut their price
55 of 463
12%
Homes for sale in Retiro

RentRetiro · askingasking

€28.4per m² a month

Madrid, homes we track: €29.7

Rents declared for tax

In 2024
up 3.9% that year
€16.0 per m²

Homes to rent now

To rent now
homes we track
101
Typical rent
half ask less, half more
€3,000 a month
Typical time listed
since we first saw each one
127 days

Asking rents of the homes we track. Declared rents come from tax returns and run about two years behind.

Homes to rent in Retiro

No grade for mortgage defaults or squatting (okupación), on purpose. Spain publishes both only for the whole province, so a Retiro grade would be invented precision.

The building itself

What the advert says about the building, and how to check it.

Spain’s land registry (the Catastro) records every building’s size, age and use. The first two figures are the agency’s; pull the building’s own record below to check them.

—the year it was builtnot stated in the listing
2nd floorwith a liftas the listing states

Get the building’s Catastro record

Type the street address from the viewing, or the 20-character cadastral reference from the IBI bill. We look it up in the Catastro and set it against the advert. Free.

Free with an account. You’ll come straight back here after signing in.

Get the building’s Catastro record

No address yet? Frankly’s verified agent or the agency can give it to you after a viewing.

What comes back

Built areathe Catastro’s figure, against the advert’s 66 m²
—
Year built
—
Useresidential, office, shop…
—
Homes in the buildingand other units
—
This homefloor and door
—
Cadastral reference20 characters
—

Things that would change the deal

Spanish situations that catch foreign buyers out.

None of these are unusual in Spain, and none of them are visible in a photo. Each one changes what you are actually buying.

  • Sold with a tenant already in it

    Vendido con inquilino. You inherit their contract — in Spain that can run five more years at the rent they already pay.

    Ask the agency

  • You buy it, the seller keeps living in it

    Nuda propiedad, literally “bare ownership”. You own the home but cannot use or let it until the seller dies. Prices look like a bargain for this reason.

    Ask the agency

  • Someone is living there without permission

    Okupas. Removing them goes through the courts and can take well over a year.

    Ask the agency

  • Being sold at auction

    Subasta. You usually cannot view it first, and you may take on the previous owner’s debts on the property.

    Ask the agency

  • No first-occupancy licence

    Sin licencia de primera ocupación. The building cannot legally be lived in yet, which also means most banks will not lend on it.

    Ask the agency

  • Tourist lets in this district

    Vivienda de uso turístico (a licensed tourist flat). The city’s Plan Especial de Hospedaje restricts new ones in parts of this district.

    Partly restricted

We do not yet read listings for these. Ask the agency before you offer; your lawyer confirms each one in the nota simple (the land-registry extract).

None of this tells you whether to buy it.

It tells you what to ask, what to budget, and what a fair number looks like. The verified agent can tell you the rest.

Contact the listing agency

An independent buyer’s agent Frankly has verified. 30 minutes, free, no obligation. Paid by you, not by the seller.

€900,000No read on this price