Sorello Guides

San Sebastián de los Reyes: purchase costs and the yearly bill

San Sebastián de los Reyes is one of the larger municipalities of Madrid, with a housing stock too varied to describe by a single average. The appraised average of 3.865,3 €/m² belongs to the small group of expensive Spanish municipalities. Almost nothing here is a second home: 8,68 % of dwellings are not somebody's main residence.

What you pay once, at the deed

In San Sebastián de los Reyes the Community of Madrid transfer tax on a resale runs into tens of thousands of euros, which is why the declared value is scrutinised. Community of Madrid charges 6 %, one of the lighter rates in the country.

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

Put beside its neighbours

Among the Madrid towns and cities covered here, it records the eighth highest appraised value per square metre.

Over the whole guide, the average cadastral value per home recorded here falls within the third-dearest twentieth.

On average cadastral value per home it is the fifteenth lowest of the Madrid municipalities this guide covers.

Across the country, the population here belongs to the band just inside the top fifth.

Take Madrid alone: among the municipalities here, its share of the urban register that is housing is the second lowest.

How it ranks

Against every municipality in this guide, its number of urban cadastral units lands in the top quarter.

Of the Madrid municipalities covered here, this one comes fifteenth lowest on share of dwellings that are not a main residence.

Across the country, the count of registered residential units here belongs to the band just below the top quarter.

Within Madrid, that is the fourth lowest rural property-tax rate among the municipalities this guide covers.

Against every municipality in this guide, its total dwelling stock lands in the band just below the top quarter.

Put beside its neighbours

Judged only against Madrid, the number of notarised home sales here is the thirteenth highest in the guide.

Against every municipality in this guide, its urban property-tax rate lands in the lower middle of the range.

Compared with the rest of Madrid in this guide, it sits fourteenth highest on number of appraisals behind the average.

On a national view, its year of the last cadastral revision falls into the thirteenth twentieth from the bottom.

An ageing cadastral register

San Sebastián de los Reyes has not revalued since 2008, which is long enough for the gap to market values to be substantial.

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

What the appraisers see

The appraised average in San Sebastián de los Reyes is 3.865,3 €/m², which is a coastal or capital-city price.

The figure comes from 259 appraisals in the quarter.

The annual cost of holding the property

San Sebastián de los Reyes charges 0,547 % on urban property, modestly below the common level.

At 96.378 € per dwelling, the San Sebastián de los Reyes cadastral base is high enough that the rate matters.

The rural rate is 0,465 %, lower than the urban one.

On 180.000 € of cadastral value the 0,547 % rate yields 985 €, 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.

How many homes change hands

The year was almost flat: First quarter was the busiest quarter and Third quarter the quietest, with little between them.

1.001 home sales went through the notaries in San Sebastián de los Reyes in the year — a quiet market.

With 35.466 residential units on the register, that is moderate turnover of the existing stock.

Notarised home sales by quarter, 2025
QuarterSales
First quarter268
Second quarter249
Third quarter242
Fourth quarter242

A stock of homes people actually live in

35.466 of 66.904 urban units are residential, a housing-led register.

Only 8,68 % of San Sebastián de los Reyes dwellings are not somebody's main home, so the market is driven by people who live here.

The whole stock came to 36.032 dwellings at the census.

Related guides

Sources and licences