Temporary rental Goya (Salamanca): guía 2026 para el barrio de Jorge Juan

Why Goya concentrates demand for temporary rental in the quarter of Salamanca

The neighborhood of Salamanca has five sub-neighborhoods with very different dynamics for temporary rental: Recletes (more embassies and extreme luxury), Rosta (premium family residential), Castellana (essentially office), Guindalera (more peripheral and affordable) and Goya, that's where the best volume of temporary demand of the district is focused.

Goya is naturally delimited by Serrano to the west, Alcala to the south, Count of Peñalver to the north and Prince of Vergara to the east. A first level economic activity density that creates constant demand for quality temporary accommodation is concentrated within that perimeter.

The Serrano-Velázquez axis: where serious money from Madrid works

The streets passing through Goya - Serrano, Velázquez, Ayala, Jorge Juan, Laganca - have some of the most select office in Madrid. Goldman Sachs has its Spanish headquarters at Ayala 42. Uria Menendez, Cuatrecasas, Linkators and Clifford Chance - the four largest international laws on the Spanish market - operates from Jorge Juan and Velázquez. The private equity management bench (Lombard Odier, Edmond de Rothschild, Pictet) has office at the Serrano-Goya axis. They all have as their staff or engage them with managers, project partners and consultants who require temporary accommodation for months. The profile: maximum solvency, high demand, company that pays.

A este núcleo se añaden las sedes de Serrano Tech —el conjunto de oficinas boutique de empresas tecnológicas instaladas en la zona Serrano-Ortega y Gasset— y las principales consultoras de estrategia (Boston Consulting Group en Serrano 41, Oliver Wyman en Castellana 24 a siete minutos a pie). No están dentro del perímetro estricto de Goya, pero sus empleados desplazados buscan alojamiento en Goya por proximidad y por la reputación del barrio.

ESADE Madrid: The area's academic motor

ESADE Business School has its headquarters in Madrid at Prince of Vergara 55, at the eastern border of Goya quarter. With some 200-250 new students a year with MBA, Master in Management and executive programs, ESADE generates a demand for temporary accommodation specifically anchored at Goya and its surroundings: the students first search the 700 radius from campus before considering other areas.

El perfil ESADE es distinto al del estudiante de grado: edad media de 29 a 33 años, con experiencia profesional demostrable, muchos con empresa co-financiando el programa. No buscan el precio más bajo, buscan el piso que les permita estudiar en condiciones —y Goya cumple exactamente eso. Las estancias van de 10 a 14 meses para el MBA full-time, de 3 a 6 meses para los programas executive.

Although IE University's headquarters are at Chamberí (María de Molina, Almagro), IE also has a presence at Barquillo and generates demand spill to Goya for students who prefer the environment of Salamanca and Chamberí. That makes Goya get demand from the two leading business schools in Madrid simultaneously.

Metro L4 and L2: Connecting without a car

La estación de Goya (líneas 2 y 4) es un hub de conectividad que multiplica el atractivo para inquilinos que trabajan en otras zonas de Madrid. Desde Goya se llega a Nuevos Ministerios (AZCA) en 8 minutos, a Sol en 6, a Cuatro Caminos en 12 y al aeropuerto de Barajas en 22. Para los ejecutivos internacionales que trabajan en varias sedes y necesitan moverse con frecuencia, esto es un criterio de selección importante.

The tenant profiles at Goya: corporate, executive and elite students

At Goya, the hybrid model operates with three main profiles that complement without temporary overlap. It's not a four-profile neighborhood as Chamberí or two as Almagro: corporate and student demand here dominates with clarity, and the third profile - premium families in transit - acts as a high-performance wild in the gaps.

1. Corporate: law, finance and consulting (3-8 months)

The bulk of corporate demand in Goya comes from three sectors: legal services (partners and counselors in M & A projects or long litigation), investment and asset management banking (Goldman Sachs, BBVA CIB, Santander Corporate) and strategy consulting. The common feature: The company pays for accommodation directly by monthly invoice or documented refund. That practically removes the risk of non-payment and simplifies the temporary cause documentation (letter of conduct with lettering, authorized amount and estimated project duration).

The corporate profile of Goya is slightly different from that of Almagro. At Almagro, high status managers who select the neighborhood by image have been dominated and at Goya, the criterion is more pragmatic: real proxipitiate to the workplace, good connectivity and quality of equipment. That makes recruitment something faster and the number of candidates something bigger.

2. Estudiantes postgrado ESADE y programas executive (4–14 meses)

Los alumnos de ESADE Madrid buscan en Goya antes que en cualquier otra zona. El argumento es puro: a cuatro minutos del campus, en un barrio que tiene todo lo que necesitan (supermercados, restaurantes, farmacias, metro, gym) sin el ruido y la densidad turística de otros barrios premium de Madrid. La demanda ESADE es estacional pero muy predecible: inicio en octubre (MBA full-time) y en enero y septiembre (programas executive). Los contratos duran de 4 a 14 meses según el programa.

To the owner, the student ESADE is about as good as the corporate: verifiable solvency, perfectly documented temporary cause, and conduct with care housing - they know that the floor is their base of operations during one of the most intense years of their career and they care accordingly.

3. families and professionals in transit (1-3 months)

Owners of properties in Salamanca that are currently undergoing reform, families that are expecting to give them keys to their new housing in the area, short-term project executives (due diligence of 6 weeks, 2 audit months, M & A negotiation). shorter but with an income per night equal to or more than that of long contracts and with a maximum solvency profile. That segment filled the gaps between contracts and was especially active in the summer months, as demand ESADE fell and corporate remained.

How much your place in Goya with temporary rental

The following ranges are drawn up with information about Fotocasa's currently functioning properties and market references, Idealist and internal Bliss Homes base for Salamanca and Goya during 2024-2025. For a closed estimate of the concrete floor, free studio is the right step.

Temporary income is an annual weighted mean gross income (combining corporate, student and premium traffic profiles). The net differential after management and expenditure depends on the model: in Bliss Homes's comprehensive management, the commission for temporary rental ranges from 15 to 18 % + VAT. Operating expenses (cleanup between tenants, supplies and minor maintenance) add up between a 5 and a 8 % according to use and typology.

To visualise it in concrete euro: a flat of 2 rooms in Goya (85 m ², well equipped) with temporary rental generates an annual gross income of 26.400 € and 43.200 € with an occupation of 87-91 %. The residential equivalent would be between 19.200 € and 27.600 €. The difference in absolute value - between 7.000 and 16.000 € gross an year - is the margin that pays for management costs, equipment and the largest rental rotation throughout the year.

Compared with the whole quarter of Salamanca, Goya has a slightly lower ticket to Collections or List (where the luxury component is more pronounced) but a substantially higher demand volume. That means a higher employment and a shorter vacancy time between contracts. In terms of net annual performance, Goya compete directly with the rest of the district.

Applicable Regulation: PEH and why the temporary is the true alternative

The Salamanca District has a heterogeneous normative situation that should be accurately understood before making decisions about the model.

The Special Hosting Plan at Goya

The Special Hosting Plan (PEH) of the City of Madrid, definitively approved by 27 of March 2019 (BCMO No 95, 23 of April 2019), classifies the ground of Madrid as an area according to the saturation of tourist activity. In the area of Salamanca, the area close to the Serrano-Goya-Velázquez axis is included in the most restricted areas, which in practice means that No new VUT licences are granted in residential mixed-use buildings That's the majority typology of Goya's real estate park.

VUT licences currently available prior to the HRP are still valid for its holder but are not transmissible in the purchase of the property. If you have bought a flat at Goya without a pre-existing license, the only way to rent them above the residential level is to rent them temporarily.

Why temporary rental isn't affected by the PEH

That's the model's key: temporary rental article 3 from LAU isn't a tourist activity. That's a civil lease for use other than regular housing. The PEH regulates the Housing for Tourist Use (VUT), a category that requires a specific license and that is defined by the autonomous regulations of tourism. Temporary rental is completely outside that area: what defines the figure is the Reportable temporary cause of the tenant (moved work, studies, medical treatment, family transfer), as well as the duration of his stay and his or her platform.

Practical consequences for the owner at Goya:

• No tourist license. Temporary rental does not require VUT or any prior administrative authorisation of a tourist character.
• No tourist registration number. Temporary rental (art. 3 LAU) does not require a license or tourist registration number. The single state registration (NRUA) that RD 1312 / 2024 introdujo en 2025 fue anulado por el Tribunal Supremo en mayo de 2026, así que ya no es exigible. Lo único vigente es que, si la vivienda se publica en plataformas como Airbnb o Booking, estas exigen el número de registro turístico autonómico de tu comunidad (Reglamento UE 2024/1028), no el desaparecido registro estatal. Nosotros lo tramitamos en paralelo a la preparación del piso. Lo explicamos en detalle en nuestra registration number guide.
• Freedom of pacts. Without an income stop, without an obligatory extension of 5 years of residential rental, without restriction of duration as long as the temporary cause is true and documented.
• The property community cannot veto temporary rental by the same mechanism that vetoes tourism activity (article 17.12 LpH requires 3 / 5 to vetate VUT, does not apply to the time).

What we have to have always in order

To operate with complete legal certainty, there are three documents that have to be perfect from the first contract:

1. Written contract with attested temporary cause. The fact that the tenant comes "for work" does not suffice to indicate in the contract - the case should be supported by attached documentation: letter of undertaking with lettering, institutional registration or medical appointment. Without this support, a judge could reclassify the contract as a habitual rental with the consequences of an obligatory extension that this entails.
2. Regional tourist registration (only if published on platforms). The single state registration was annulled by the Supreme Court in May of 2026 and what remains is that Airbnb and Booking demand an autonomous registration number from your community and withdraw an announcement without it (EU Regulation 2024 / 1028).
3. Retirement. Two monthly rental terms other than housing (Section 36 LAU) deposited at IVIMA (Community of Madrid) within the statutory deadline. For high ticket floors, we recommend adding additional banking guarantee.

Proceso de gestión en Goya: desde el primer día

At Goya our standard process from signature to first tenant is from 12 to 20 days. Speed depends on the initial state of the floor and whether or not the autophone register (when published on platforms) has been processed.

1. Visits and valuation. We have an analysis of the exact location within Goya (close to ESADE, law with Jorge Juan or the Serrano axis), the distribution of the floor, the status of equipment and the nearest market references. With these data we define the best profile mix and the realistic income range - not the optimist of a collection appraisal but the one we will actually achieve with target profile tenants.
2. Equipment plan. Si el piso necesita mejoras, elaboramos una lista concreta con presupuesto desglosado. Para el perfil corporate de Goya, los puntos críticos son el escritorio, la conectividad (fibra simétrica 600 Mbps mínimo con router actualizado), el colchón y la presentación visual del piso. La inversión media para un piso de 2 habitaciones parte de 2.500 € si hay mobiliario básico y puede llegar a 5.000 € si hay que equipar desde cero con nivel business.
3. Autonomous registration (if we publish on platforms) and professional photography. If the floor is to be announced at Airbnb / Booking, we process the number of autonomous tourist registration required by the platforms, in parallel with the photo session: the registration usually resolves at 5-8 working days and photos are made at that same time. For Goya we always have sessions with natural light, dedicated ambiance and focused on work spaces - the executive that looks at Airbnb or our direct channel first filters the desk and kitchen.
4. Publication and network activation. Airbnb, Booking and direct channel Bliss Homes on the platform feature. And at the same time, what's more about Goya: activates our network of relocation managers from the law of Jorge Juan, the office of admissions and the office of students of ESADE and those responsible for housing the executive programs of both schools. That direct channel generates between the 40 and the 60 % of the first contracts at Goya without passing through platforms.
5. Filtered and signed. Verificamos identidad, solvencia y causa temporal con documentación completa antes de proponer ningún candidato al propietario. El contrato lo redacta nuestra asesoría legal con todas las cláusulas que protegen tu posición como propietario en el marco del art. 3 LAU.
6. Ongoing management. Attention to tenant in Spanish and english, intercontract study cleaning, monthly dynamic training with pricelabs, monthly report to the owner with income and activity breakdown and start recruitment of the next tenant 30 days before the end of the current contract.

If your place of residence is in another area of the neighborhood of Salamanca, we recommend reading our complete guide to temporary rental in the area of Salamanca where we cover the five sub-neighborhoods with their specifics. And if you're comparing Goya with Chamberí's neighborhoods, the guide to temporary rental in Chamberí and temporary rental in Almagro have performance data and comparative profiles.

Hector Clarke

Fundador de Bliss Homes. Operamos viviendas turísticas en 8 comunidades autónomas —pisos, casas rurales y un edificio completo en Toledo—, seis de ellos alquilados con nuestro propio dinero. Meet the team →