Hortaleza

Two former municipalities in the far north

According to the City Council, Hortaleza occupies the northern tip of the municipality of Madrid and covers land from the former municipalities of Canillas and Hortaleza, annexed to Madrid by Decrees of 17 August and 22 July 1949 respectively.

From directed settlements to housing estates

Before the Civil War the only genuine urban development was that of the Ciudad Lineal, which gave rise to the Portugalete neighbourhood. After the 1959 Stabilisation Plan and into the 1970s, official initiative promoted directed settlements, absorption settlements and absorption neighbourhood units, which later spurred private initiative; around 1970 higher-level developments such as El Bosque, La Piovera and Conde Orgaz were built.

A mosaic of neighbourhoods

The Council itself describes a disorderly area with neighbourhoods of very different characteristics and densities, and notes that less than a third of its 2,762.61 hectares has urban uses. Its neighbourhoods are Palomas, Piovera, Canillas, Pinar del Rey, Apóstol Santiago and Valdefuentes.

What it means for buyers and sellers

• In July 2026 it is the 9th most expensive of Madrid's 21 districts by median closing price.
• The district's neighbourhoods differ from one another: compare homes in the same neighbourhood and of the same type, not the district average.

Source for the historical context: Madrid City Council (Hortaleza district page).

Data and statistics

Hortaleza is a district of Madrid. It is made up of 6 neighbourhoods: Palomas, Piovera, Canillas, Pinar del Rey, Apóstol Santiago and Valdefuentes. According to the City of Madrid, it covers 2,762.40 hectares and had 209,178 inhabitants on 1 January 2026.

In July 2026, the median price of completed sales in the Hortaleza district was €5,711/m². Since January (€5,070/m²), the figure rose in 4 of the 6 months that can be compared with the previous one, without a steady climb.

July is the highest of the 2026 figures published (€5,711/m²); the lowest is May (€5,046/m²).

The report publishes a year-on-year change of +23.4% and a year-to-date change of +12.6%, with €4,627/m² in July 2025 as the prior-year starting point. They compare medians of different transactions in each period, not the change in value of the same home.

For reference, the July figure is above the one published for the municipality of Madrid (€4,757/m²) and for the province as a whole (€3,618/m²). These are medians for each area, not averages of the areas they contain.

This guide describes the figure for the area, not an individual home: valuing a property requires comparing similar homes. The report does not say how many transactions underlie each territorial median.

Territorial context: City of Madrid (Barrios de Madrid (Portal de datos abiertos del Ayuntamiento de Madrid); Panel de indicadores de distritos y barrios: Superficie (ha.) (Portal de datos abiertos del Ayuntamiento de Madrid); Población por distrito y barrio a 1 de enero (Portal de datos abiertos del Ayuntamiento de Madrid)), accessed 2 November 2026. Official information, separate from the Huspy statistics.

Source of the statistics: Huspy Market Insights · Madrid, October 2026 edition. Completed sales, median in €/m²; not asking or rental prices. The edition date is not the data date.