Sorello Guides

What buying in San Fernando de Henares actually costs

San Fernando de Henares sits in the size class where Madrid property still trades on local knowledge more than on portals. At 2.911,6 €/m² appraisals are firmly in the expensive half of the country. Almost nothing here is a second home: 8,01 % of dwellings are not somebody's main residence.

What you pay once, at the deed

Community of Madrid charges 6 %, one of the lighter rates in the country. At San Fernando de Henares price levels the Community of Madrid transfer tax is worth several months of most household budgets, so it belongs in the offer, not after it.

Transfer tax on a resale purchase, at three illustrative prices
Purchase priceTransfer tax
200.000 €12.000 €
350.000 €21.000 €
600.000 €36.000 €

The three prices are round illustrative figures chosen to bracket the ordinary range, not measurements of this market.

The reduced rates, stamp duty and the deed checklist for Community of Madrid

Against the rest of the province

Compared with the rest of Madrid in this guide, it sits ninth lowest on average cadastral value per home.

On a national view, its average cadastral value per home falls into the seventeenth twentieth from the bottom.

Take Madrid alone: among the municipalities here, its urban property-tax rate is the fifteenth lowest.

Taking every municipality covered here together, the share of dwellings that are not a main residence is in the second-cheapest twentieth.

Line the Madrid municipalities in this guide up by appraised value per square metre and this one is the tenth lowest.

In context

Over the whole guide, the number of notarised home sales recorded here falls within the third-cheapest twentieth.

Line the Madrid municipalities in this guide up by year of the last cadastral revision and this one is the thirteenth lowest.

Over the whole guide, the number of appraisals behind the average recorded here falls within the band just above the bottom quarter.

Take Madrid alone: among the municipalities here, its total dwelling stock is the ninth lowest.

Measured against the whole batch, that number of urban cadastral units sits in the band just above the bottom quarter.

Against the rest of the province

Among the Madrid towns and cities covered here, it records the twelfth lowest tax rate on construction work.

Measured against the whole batch, that count of registered residential units sits in the bottom quarter.

Of the Madrid municipalities covered here, this one comes sixteenth lowest on share of the urban register that is housing.

Measured against the whole batch, that rural property-tax rate sits in the upper middle of the range.

An ageing cadastral register

The construction tax is 4 %, the statutory maximum, which matters if you plan to renovate.

San Fernando de Henares has not revalued since 2009, which is long enough for the gap to market values to be substantial.

A stock of homes people actually live in

No rented share is available for San Fernando de Henares: the census stops short of municipalities this size.

Only 8,01 % of San Fernando de Henares dwellings are not somebody's main home, so the market is driven by people who live here.

The census put the total stock at 15.621 dwellings.

How many homes change hands

Second quarter was the busiest quarter and Third quarter the thinnest, but the spread was mild.

345 home sales went through the notaries in San Fernando de Henares in the year — a quiet market.

With 15.233 residential units on the register, that is moderate turnover of the existing stock.

Notarised home sales by quarter, 2025
QuarterSales
First quarter81
Second quarter93
Third quarter79
Fourth quarter92

An expensive market, measured

It rests on 122 appraisals, a thin base that a few unusual properties can move.

San Fernando de Henares appraises at 2.911,6 €/m², expensive by national standards and rising faster than incomes.

What owning costs every year

The urban IBI rate in San Fernando de Henares is 0,42 %, on the low side nationally.

At 88.656 € per dwelling, the San Fernando de Henares cadastral base is high enough that the rate matters.

Rural land carries 0,75 %, close to the urban rate.

On 180.000 € of cadastral value the 0,42 % rate yields 756 €, on a register that has not been refreshed in a long time.

The cadastral value in this example is a round illustrative figure, not the cadastral value of any particular property here. Ask for the last IBI receipt: it states the real one.

Related guides

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