5 claves para invertir en vivienda en Tetuán

La rentabilidad bruta de una vivienda en alquiler en Tetuán se sitúa entre el 4,4% y el 4,8%. De media, un propietario tarda poco más de mes y medio en arrendar su piso, según Brainsre.

El madrileño distrito de Tetuán limita con la acera oeste de Paseo de la Castellana, la de los números impares. Llega por el sur hasta la Plaza de Nuevos Ministerios y, por el norte, con el complejo financiero de las Cuatro Torres. En el oeste, limita con los distritos de Moncloa y Fuencarral.

En esta zona, se sitúan los Juzgados de Plaza Castilla y las conocidas como Torres Kio. También se ubica a pocos metros del Ministerio de Defensa, el complejo de oficinas de Azca, la Organización Mundial del Turismo, un centro comercial -Castellana 200- y varios hoteles.

Precios en máximos históricos de los últimos 10 años

Los precios de las viviendas transaccionadas en Tetuán, con datos de la plataforma de Big Data inmobiliario Brains Real Estate, se sitúan en 3.565 euros el metro cuadrado. Esto le convierte en el noveno distrito censal más caro de la capital.

Desde 2012, se han finalizado menos de 310 unidades al año, factor que ha disparado las transacciones de vivienda de segunda mano.

Entre 2010 y finales de 2014, las transacciones de obra nueva suponían el 22,85% sobre el total para, entre 2015 y 2021, suponer el 12,6%.

Con datos del segundo trimestre de 2021, los pisos de una habitación cuestan de media 222.162 euros; los de dos 271.545; los de tres dormitorios, 408.597; y los de cuatro, 682.091 euros. La tipología más habitual son los de dos habitaciones, un 36%; seguido de los de tres, un 26%.

El 58% de la oferta de vivienda está en alquiler

El precio del alquiler en esta zona se encuentra en 14,3 euros el metro cuadrado al mes, con un 58% del stock en este régimen. Desde principios de 2020, este precio se ha resentido un 10%, desde sus máximos, situados en 15,9 euros. Los precios oscilan desde 821 euros para las viviendas de un dormitorio, 1.007 para los de dos, 1.263 para los de tres y 2.050 para los de cuatro habitaciones.

La rentabilidad bruta de colocar un inmueble en este régimen al mercado se sitúa entre el 4,4% y el 4,8%. De media, un propietario tarda poco más de mes y medio en lograr que alquiler arrende su inmueble.

Riesgo de impago

El distrito de Tetuán presenta el mayor índice de impagos, junto con Centro, de todas las zonas de dentro de la M-30. Este distrito madrileño tiene una clara división entre lo que ocurre de Paseo de la Castellana hasta Bravo Murillo, y el comportamiento inmobiliario más allá de esta calle. Las viviendas son diferentes; también las calles, los restaurantes, los comercios y un largo etcétera.

Las calles Poeta Joan Maragall (antes Capitán Haya) y Orense, además de la parte de Paseo de la Castellana, son las zonas con mejor ratio en el cumplimiento de pagos. Habitualmente, los censos suelen disponer de un riesgo 1 o 2, los más positivos, según la plataforma de Big Data Brains Real Estate.

La situación se vuelve más complicada a partir de la calle Infanta Mercedes, en su espacio hasta Bravo Murillo. Aquí, la situación cambia, pues es habitual ver riesgos del 2,3,4 y 5 dependiendo de la calle.

Esta zona presenta un nivel de vida y servicios muy similar al de otras zonas como Chamartín, a precios mucho más asequibles. Incluso, la zona sur del distrito está muy próxima a Chamberí y a la zona empresarial de Nuevos Ministerios. Algunas de estas zonas con riesgo de impago presentan precios de vivienda por encima de los 4.000 euros el metro cuadrado.

Una vez se sobrepasa Bravo Murillo hacia el este, la situación se vuelve muy compleja. Todo el territorio desde Cuatro Caminos hasta Plaza Castilla y los del distrito presentan riesgos de imagos muy altos, en su mayoría del 5. Las únicas excepciones son la zona de la calle Numancia y el censo más cercano a los Torres Kio. También, la zona de los impares de Paseo de la Castellana, desde Plaza Castilla hasta el centro financiero de las Cuatro Torres, muestra un ratio de solvencia mejor.

La renta media por hogar, índice realizado por Brainsre, se asemeja de forma inversa con el de los impagos. Donde menos impagos hay, corresponde con las zonas con unos ingresos mayores. La parte del distrito con las rentas más bajas es la más oeste; la calle Sinesio Delgado.

El riesgo de okupación es bajo, aunque existe

A grandes rasgos, Tetuán no presenta un riesgo para el inversor de que haya una okupación ilegal de domicilios. Según el índice de Brainsre, un índice propio obtenido sobre el terreno gracias a las valoraciones realizadas por Aura Real Estate Experts, solo en una zona próxima a la parada de metro de Alvarado: las calles Alvarado, Topete, Juan Pantoja, las Carolinas, Avelino Montero Ríos, Carlos Rubio, Olite, Zamora, Beire, San Valeriano, Acueducto, San Raimundo o María Ignacia.

En este sentido, las calles más próximas a Paseo de la Castellana y sus paralelas Capitán Haya y Orense son zonas con un nivel de vida muy alto al de las calles antes mencionadas.

 

En esta, son cuatro los censos afectados: dos de ellos con un riesgo 2/5 y otros dos 3/5.

Otros distritos de la capital, principalmente del cinturón sur, presentan ratios de okupación mucho mayores a esta parte de la ciudad.

Justo en el límite del distrito también hay una pequeña zona crítica. Es el censo que rodea las calles Sánchez Preciado, Aguilafuente y Santo Ángel de la Fuente, con un riesgo de 2 sobre 5.

Los brókers con más producto

Para alquiler de pisos y unifamiliares, Remax es el que más producto dispone. El de las casas es un mercado mucho menos repartido que el de los pisos.

En el caso de la venta, Gilmar es el que tiene más plurifamiliares y Hola Pisos el que más unifamiliares dispone. En los pisos también hay presencia de Redpiso, Century21 o Remax. En las casas, el mercado está mucho más dividido.

Fuente: brainsre.news

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Como observarás, conocemos el sector inmobiliario a la perfección. Este conocimiento nos permite ofrecerte las mejores promociones inmobiliarias del mercado, ¿por qué no las descubres?

1.226 comentarios en «5 claves para invertir en vivienda en Tetuán»

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