Where expat families actually buy
Chamartín (€8,371/m²) - the default for families: international schools, parks, calmer streets. Boring in the best way. Chamberí (€9,294/m²) - classic Madrid, walkable, strong community feel; you pay for it. Retiro (€8,799/m²) - park-side living, excellent for young kids. Tetuán (€6,397/m², +14% YoY) - the value play: up-and-coming, well connected, still (relatively) sane prices.
2026 second-hand €/m², Fotocasa. Streets vary enormously - these are district averages, not quotes.
The tax rule: Beckham Law
If you move to Spain for work and weren't tax-resident here in the last 5 years, you can opt for a flat 24% income tax up to €600k (47% above), for your arrival year plus 5 more. Since 2023 it also covers remote workers employed by foreign companies. It's the single biggest financial lever in a relocation, and most families discover it too late to plan around it.
Tax law is personal: confirm with an asesor. But ask about it before you sign anything.
The practical timeline
NIE first - via power of attorney, no trip needed; Madrid appointments book out weeks ahead so start early. Schools - international school places for September are allocated in spring; house-hunt and school-hunt in parallel. Rent first? Many families rent 6–12 months to learn the neighbourhoods, then buy. We help with both - the buying logic doesn't change.
One honest warning
Don't buy on a one-week trip. The families who overpay are the ones who fell in love with a flat on day 3. Data first, heart second - in that order.
Moving to Madrid?
Free 20-minute call with an advisor who has relocated families before. Neighbourhoods, schools, taxes, timeline - no pitch.