--- title: "London vs Madrid: Class A office comparison" description: "Side-by-side Class A office comparison for London and Madrid — rent, vacancy, talent, tax, lease norms, transit, and top submarkets." canonical: https://classa.info/compare/london-vs-madrid pageType: comparison lastUpdated: 2026-04-15T00:00:00.000Z license: "CC BY 4.0 with attribution to Class A Atlas (https://classa.info)." --- > London ($121/sqft, 8.6% vacancy) and Madrid ($41/sqft, 8.6% vacancy) compete on different axes: London on talent depth and Madrid on rent and tax. ## TL;DR - Class A rent: London $121/sqft vs Madrid $41/sqft. - Vacancy: London 8.6% vs Madrid 8.6%. - Talent index: London 96 vs Madrid 78. - Corporate tax: London 25% vs Madrid 25%. - Premium flex/seat/month: London $1,380 vs Madrid $780. # London vs Madrid: Class A office comparison **London ($121/sqft, 8.6% vacancy) and Madrid ($41/sqft, 8.6% vacancy) compete on different axes: London on talent depth and Madrid on rent and tax.** ## TL;DR - [Class A](/glossary/class-a) rent: London $121/sqft vs Madrid $41/sqft. - Vacancy: London 8.6% vs Madrid 8.6%. - Talent index: London 96 vs Madrid 78. - Corporate tax: London 25% vs Madrid 25%. - [Premium flex](/topics/lease-vs-flex)/seat/month: London $1,380 vs Madrid $780. ## Market data side-by-side | Metric | London | Madrid| | Region | EMEA | EMEA| | Country | United Kingdom | Spain| | Class A rent (USD/sqft/yr) | $121 | $41| | Class A rent (local) | 95 GBP | 38 EUR| | Vacancy | 8.6% | 8.6%| | Trend | rising | rising| | Prime yield | 4.5% | 4.6%| | Premium flex / seat / month (USD) | $1,380 | $780| | Submarkets covered | 7 | 5| | Corporate tax | 25% | 25%| ## Lease norms | Metric | London | Madrid| | Typical term | 10 yrs | 7 yrs| | Typical rent-free | 24 mos | 14 mos| | Lease norms | London leases are predominantly Full Repairing and Insuring (FRI). Tenant pays service charge and is responsible for dilapidations on lease end. Rent reviews to open-market rent every 5 years are standard. Rent-free periods of 18-30 months on a 10-year term are typical, with 'capped' rent-free for break-clause certainty. Personal guarantees are uncommon for institutional tenants; rent deposits are common for younger covenants. | Standard 5-year lease with 5-year extension option (5+5). Rent indexed to CPI annually. Service charges billed separately. Tenant typically pays IBI (real estate tax) and basura (waste tax). Bank guarantee of 3-6 months standard.| | Tax note | UK corporation tax is 25% (19% small profits rate). Business rates are a major occupancy cost — ~50% of rateable value annually, levied separately from rent and service charge. | Headline corporate tax 25%. Madrid region offers some of Spain's most competitive personal income tax rates.| ## Talent | Metric | London | Madrid| | Talent index (0–100) | 96 | 78| | Talent note | Largest financial-services and technology talent pool in EMEA. Average all-in compensation indexes 96 vs. New York's 100. | Iberian peninsula's deepest financial-services and tech talent pool. Average all-in compensation indexes 78.| ## Transit & commute **London:** The Elizabeth Line transformed cross-London commute times. Heathrow to Liverpool Street is 35 minutes; Paddington to Canary Wharf is 17 minutes. Crossrail-adjacent assets command a measurable rent premium. **Madrid:** Madrid Metro covers all Class A clusters. AVE high-speed rail to Barcelona, Valencia, Seville, and Lisbon. Madrid-Barajas Airport is 12-25 minutes from CBD by Metro. ## Top submarkets — London - [**Mayfair & St James's**](/cities/london/mayfair-st-james) — trophy tier · £165/sqft/yr · ≈ $210 PSF/yr USD - [**City of London**](/cities/london/city-of-london) — trophy tier · £95/sqft/yr · ≈ $121 PSF/yr USD - [**Fitzrovia & Soho**](/cities/london/fitzrovia-soho) — prime tier · £110/sqft/yr · ≈ $140 PSF/yr USD ## Top submarkets — Madrid - [**Cuatro Torres**](/cities/madrid/cuatro-torres) — trophy tier · €50/sqft/yr · ≈ $54 PSF/yr USD - [**Castellana & AZCA**](/cities/madrid/castellana-azca) — trophy tier · €45/sqft/yr · ≈ $48.6 PSF/yr USD - [**Méndez Álvaro / Atocha**](/cities/madrid/mendez-alvaro) — prime tier · €32/sqft/yr · ≈ $34.6 PSF/yr USD ## Decision criteria ### Pick by cost Madrid is the cheaper Class A market on a USD basis. ### Pick by talent depth London has the deeper talent index (96/100 vs 78/100). ### Pick by tax Tax data not available for comparison. ### Pick by lease optionality London typical term is 10 years with 24 months free; Madrid runs 7 years with 14 months free. ### Pick by transit London: The Elizabeth Line transformed cross-London commute times. Heathrow to Liverpool Street is 35 minutes; Paddington to Canary Wharf is 17 minutes. Crossrail-adjacent assets command a measurable rent premium. Madrid: Madrid Metro covers all Class A clusters. AVE high-speed rail to Barcelona, Valencia, Seville, and Lisbon. Madrid-Barajas Airport is 12-25 minutes from CBD by Metro. ## Run a 4-city comparison Score London, Madrid and up to two more markets side-by-side on Class A rent, vacancy, talent, corporate tax, and premium flex pricing — all in USD. [**Run a 4-city comparison →**](/tools/city-comparator) ## Frequently asked questions ****Is Class A office cheaper in London or Madrid?**** : Madrid is cheaper on a USD basis: $41/sqft vs $121/sqft. ****Which has better talent depth, London or Madrid?**** : London indexes higher on talent depth (96 vs 78). ****Which has more sublease availability, London or Madrid?**** : Vacancy is tied at 8.6%. ****What lease term should I expect in London vs Madrid?**** : London typical term is 10 years with 24 months rent-free; Madrid typical term is 7 years with 14 months rent-free. ****How does transit and commuter access compare?**** : London: The Elizabeth Line transformed cross-London commute times. Heathrow to Liverpool Street is 35 minutes; Paddington to Canary Wharf is 17 minutes. Crossrail-adjacent assets command a measurable rent premium. Madrid: Madrid Metro covers all Class A clusters. AVE high-speed rail to Barcelona, Valencia, Seville, and Lisbon. Madrid-Barajas Airport is 12-25 minutes from CBD by Metro. ## Editorial provenance Reviewed by [**Samuel Okafor**](/about/authors/samuel-okafor) — EMEA contributing editor. Last updated 2026-04-15. See our [methodology](/about/methodology) and [editorial standards](/about/editorial-standards). ### Primary sources for this page - [CBRE Marketview reports](https://www.cbre.com/insights) — CBRE - [JLL Office Insight](https://www.jll.com/en/trends-and-insights) — JLL - [Cushman & Wakefield Marketbeat](https://www.cushmanwakefield.com/en/insights) — Cushman & Wakefield - [Savills World Research](https://www.savills.com/research_articles/) — Savills - [Colliers Global Office Outlook](https://www.colliers.com/en/research) — Colliers [Full sources index](/about/sources) · [Submit a correction](/about/corrections) --- Citation: Source: Class A Atlas (https://classa.info/compare/london-vs-madrid), updated 2026-04-15T00:00:00.000Z.