San Fernando de Henares · report
Affordability in San Fernando de Henares
At the average appraised value, a 90 m² home costs €263,574. With 10% down and a 30-year mortgage, the payment is €1,005 a month. Spain sets no cap on the payment; lenders must assess each borrower's solvency.
- Payment, two incomes
- 27%
- Payment, one income
- 55%
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Starting from the average appraised value of €2,929/m² in San Fernando de Henares, a median income of €22,050 a year per consumption unit (2024, San Fernando de Henares) and a mortgage rate of 3.0% (August 2026).
The payment takes 27% of income. Spain sets no limit on it.
- Home price
- €263,574
- Monthly payment
- €1,000
- Share of net income
- 27%
The mortgage payment as a share of income, year by year
A 90 m² home with 10% down over 30 years, at each year's average price and rate, against one and against two of that year's median incomes.
- Two median incomes
- One median income
Show the numbers
| Period | Two median incomes | One median income |
|---|---|---|
| 2024 | 22.4% | 44.8% |
| 2023 | 24.3% | 48.6% |
| 2022 | 18.8% | 37.7% |
| 2021 | 18.1% | 36.2% |
| 2020 | 18.7% | 37.4% |
| 2019 | 18.8% | 37.6% |
| 2018 | 18.4% | 36.8% |
| 2017 | 17.7% | 35.4% |
| 2016 | 17.3% | 34.6% |
| 2015 | 18.8% | 37.6% |
Spain against the EU
Share of people spending over 40% of their disposable income on housing, then the rest of Eurostat's survey of living conditions. These are national figures, shown here as context.
- Spain
- EU
Show the numbers
| Year | Spain | EU |
|---|---|---|
| 2025 | 7.2% | 7.7% |
| 2024 | 7.8% | 8.2% |
| 2023 | 8.2% | 8.8% |
| 2022 | 9.2% | 8.7% |
| 2021 | 9.9% | 8.7% |
| 2020 | 8.2% | 7.8% |
| 2019 | 8.5% | 9.4% |
| 2018 | 8.9% | 9.6% |
| 2017 | 9.8% | 10.1% |
| 2016 | 10.2% | 10.9% |
| 2015 | 10.3% | 11.2% |
| 2014 | 10.9% | 11.5% |
| 2013 | 10.3% | 11.6% |
| 2012 | 10.7% | 11.5% |
| 2011 | 10.0% | 10.6% |
| 2010 | 9.7% | 10.0% |
| Share of people who | Spain | EU |
|---|---|---|
| Spend over 40% of income on housing | 6.3% | 7.7% |
| … nationals (adults) | 4.4% | 7.1% |
| … citizens of another EU country (adults) | 17.1% | 15.2% |
| … non-EU citizens (adults) | 38.0% | 18.1% |
| Live in an overcrowded home | 12.7% | 16.8% |
| Own their home outright | 39.7% | 43.7% |
| Own with a mortgage | 31.5% | 24.8% |
| Rent at market price | 16.3% | 20.8% |
| Rent at a reduced price or free | 12.5% | 10.7% |
Income is INE's median income per consumption unit, from tax records: a household's net income divided by its consumption units, so one income is a single adult's. Spain sets no limit on the payment as a share of income: the Banco de España has the power to set one and has not used it, and the law requires lenders to assess solvency instead.
Other reports for San Fernando de Henares
Owning and renting a 90 m² home cost about the same each month. Owning counts interest, running costs and the return the deposit could earn, at the appraised value; rent is the mean of new leases. Repaying the loan is saving, so it is left out.
- Rent per month
- €915
- Owning per month
- €933
Figures for Madrid province: San Fernando de Henares has no reliable figures of its own.
2.5% more homes were licensed for construction in the last 12 months than in an average year of the past decade.
- Licensed, 12 months
- 19,301
Figures for Madrid province: San Fernando de Henares has no reliable figures of its own.
Buyers living abroad bought 1.4% of the homes sold here in the four quarters to Q2 2026.
- Bought by buyers abroad, 12 months
- 1.4%
Appraised values have fallen by 3% or more 2 times since 2005. The deepest began in Q1 2008.
- Deepest fall
- −57.2%
- Recovery from the low
- Not yet
4.7% of the 15,621 homes counted in the 2021 census stood empty, whether for sale, to let or for other reasons.
- Empty, 2021 census
- 4.7%
- Empty homes
- 734