At Madrid Estate, we specialize in helping American families moving to Madrid avoid expensive mistakes, find the right home near top international schools and buy property like locals. Keep reading to learn how we help American families relocate and for a rundown of our clients’ favorite American schools in Madrid.
The Madrid property market
The Spanish property market functions very differently than US real estate markets. There are fewer buyer protections, customer service is not the average Spanish real estate agent’s strong suit and there are a number of closing costs typically unfamiliar to American buyers.
Spanish estate agents
The average real estate agent in Madrid doesn’t communicate in the clear and transparent way Americans are used to. Calls and emails are often not returned; sometimes agents don’t even show up to appointments. Moreover, pricing is often not transparent. If you look on Idealista, the biggest database of Spanish properties for sale and rent, their research often shows severe under valuations in many markets, particularly the more exclusive ones. On the flip side, the prices of many individual properties are seriously overvalued. The upshot being that the real estate agents don’t work for buyers (or even sellers); they are in it for themselves. A final problem that is a deal breaker for most US buyers is that few Spanish real estate agents speak English.
Case Study 1 – How We Stopped an Expensive Mistake (New York → Madrid)
“When we first reached out to Fabiana, we were already negotiating a property we had seen on our own. We weren’t sure if it was a good deal — and we were right to worry.
After visiting the property with us, Fabiana was completely honest: she told us we could find something much better for the same budget. That transparency saved us from making an expensive mistake.
She immediately started a targeted search, handled negotiations, and even secured a very competitive mortgage we wouldn’t have found on our own.
By September we had signed for our new home, confident we had made the right choice. Fabiana’s honesty, speed and expertise allowed us to invest like locals and avoid the common pitfalls Americans face when buying abroad. We’re grateful we contacted her before it was too late.”
– The Miller Family, Madrid. They purchased a property in Chamberí and their children go to The Brewster Academy.
The land registry
One thing that is extremely foreign to most American buyers is the role of the land registry. In the US, mortgages are linked to the person that buys a property. In Spain, it’s the opposite: mortgages are linked to properties, not people. As part of the closing process, you need to work with a lawyer to check the land registry and make sure there is no debt associated with the property. If there is, the lawyer must work with the bank before the final documents are signed and payment is made. If this isn’t done carefully, you can end up saddled with a lot of debt when you buy the property.
Another thing that happens frequently: many sellers misrepresent what they are selling. They may try to sell a property they don’t own or that is in the middle of an inheritance related conflict. We have also seen sellers provide inaccurate property descriptions to uneducated buyers, misrepresenting the property schema, apartment size or land size. Again, you must have a lawyer check with the land registry to ensure what you are purchasing will lawfully be yours.
Purchase process
Under Spanish real estate law, if you want to purchase a property you must enter into a Contrato de Arras (deposit contract). In Spain buyers typically pay a 10% deposit to reserve a property. If the seller backs out of the deal, they have to pay the prospective buyer double the amount of the initial deposit. There can be months between entering into a pre-contract and the final property purchase. This is because the property must be checked with the land registry. If there is debt associated with the property, or another abnormality, it can take a while to resolve them.
Case Study 2 – From Rental to Dream Home in Less Than 4 Months (Boston → Madrid)
“We first contacted Fabiana at Madrid Estate when we moved from Boston to Madrid looking only for a rental near our children’s school. Fabiana quickly found us a beautiful apartment that felt like home from day one.
After a year of renting, we were ready to buy — but worried about making a mistake in an unfamiliar market. Fabiana guided us through market research, legal checks, negotiation and closing. In less than four months we went from renters to owners.
What impressed us most was her transparency, her speed, and how she treated us as if we were locals. We never felt like outsiders; instead, we felt protected, informed and empowered every step of the way.”
– The Anderson Family, Madrid. They purchased a property in Chamberí and their children go to SEK Santa Isabel.
Notaries
Another thing that is very different in Spain, and other European countries, is the role of the notary. Notaries draw up very important paperwork and witness property purchases. They have a dual status as both government servants and independent legal experts. Notaries draft and certify legal real estate deeds (Escritura Pública), ensuring they conform strictly to Spanish law. They also do not offer their services for free or at a very low cost, like in the US. Notary fees are calculated using a sliding scale based on the property’s price, with higher values resulting in a lower percentage few.
Moving to Madrid with kids? Don’t risk your family’s future on guesswork. Book a Free 15 Minute Consultation with Madrid Estate and learn how to buy property like a local — safely, transparently and stress-free. You can call, text or send a Whatsapp message directly to Fabiana at +34 680 306 337.
Best schools for expats in Madrid
We have observed that families relocating from the US often have mixed schooling preferences (US or IB). The IB curriculum was founded in 1968 in Geneva, Switzerland, to provide a comprehensive education to students that transcends national boundaries and encourages cultural awareness and an international outlook.
American schools in Madrid
The Brewster Academy, a prestigious boarding school, was founded in 1820 in New Hampshire. It is known for its college preparatory environment, individual based curriculum, competitive athletics and strong focus on community and core values. Brewster recently decided to expand internationally, opening its first ex-US campus in Madrid in 2023. The campus is located in Central Madrid, in the neighborhood of Trafalgar. It was an immediate success; so successful that in September 2025 Brewster opened a new campus in La Moraleja, one of the poshest suburbs in Madrid. Brewster is the go-to choice for many Madrid Estate clients.
The American School of Madrid is a leading, not-for-profit K-12 international school with an American curriculum. It was established in 1961 in the neighborhood of Pozuelo de Alarcón, another fancy suburban neighborhood. It is an educational institution with an international mindset. However, American values, culture and standards are the building blocks of the school. Critical thinking, empathy, problem-solving, and a creative mindset are built into the school’s program.
British Schools in Madrid
King’s College (The British School of Madrid) is ideal for people looking for a real British school in Madrid with all UK teachers and some of the best A-levels results. Because of its extremely high level of education and English speaking community, it is also popular with many Americans. Their top college preparation secures students’ acceptance into Harvard, Oxbridge (Oxford and Cambridge) and other top institutions worldwide. King’s College is located in La Moraleja; it has both infant and main campuses.
The British Council School is another British school but has a high proportion of international families. Americans like it because it provides an English-speaking environment. The Somosaguas Teaching Centre is one of the largest in a global network which extends across more than 80 countries, with approximately 2,000 students aged 3 to adults. All teachers hold officially recognized qualifications and have a wide range of experience. Somosaguas is a suburb of Madrid. It’s a prestigious collection of urbanizaciones in Pozuelo de Alarcón. It has both detached and semi-detached houses, many green spaces and prestigious schools like The British Council School.
Runnymede College is a co-educational private school. Like many prestigious international schools it is located in La Moraleja. It was founded in 1967 by Arthur Powell as the first British school in Spain. It is a private non-denominational school offering a British education to boys and girls of all nationalities from the age of two to eighteen. In short, it is an elite British school with a very international student body, making it popular with Americans.
International College Spain (ICS) is the only school in Madrid offering the full IB continuum (PYP, MYP, DP) in English from the ages of 3-18 years. Its village-like campus, with its warm, vibrant atmosphere and genuine community feel, makes the school popular with corporate expats. The facilities are excellent; it even has a “mud kitchen” for younger students. ICS is located in La Moraleja.
Hastings School is a private British school offering an international education from the ages of 2 to 18 in the heart of Madrid. It has six campuses in Madrid; three in Chamartín and the other two in Conde Orgaz and Arturo Soria. Arturo Soria is an excellent neighborhood for those torn between living in the suburbs or the Center of Madrid. Many embassies are located in the neighborhood and it is accessible by the Metro. Hastings offers the British curriculum with strong university placements. According to their website,
“We want students to enjoy their experience of a British education, fulfill their academic potential and develop the skills and attributes they will need in a world where many jobs will be automated and distinctly ‘human ‘qualities – creativity, curiosity, collaboration – will be prized above all else.”
Mixed Curricula
The Lycée Français de Madrid is specifically for French/American bilingual families. It serves levels maternelle until lycée and is directly operated by the Agency for French Education Abroad. It has two campuses: the Conde de Orgaz in Hortaleza, northeast Madrid and Saint-Exupéry in La Moraleja. The school has a very large and active expat community.
The Deutsche Schule Madrid offers a German curriculum. It includes both the primary and secondary levels, ending with the Abitur. It is located in the suburbs of Madrid, in Fuencarral-El Pardo. Its large international base makes it attractive for families with EU ties.
Boutique/High-End Private Options
The English Montessori School (TEMS) is located in Arturo Soria. It offers a British curriculum with the Montessori ethos to kids ages 3-18 years. It is popular with progressive international parents.
SEK El Castillo and SEK Ciudalcampo are two Spanish/English bilingual schools that are part of the SEK Education Group. Both are renowned for their rigorous academic programs, high-quality education, and international accreditations. Both schools have voluntarily participated in and surpassed the average PISA test scores for OECD countries, demonstrating exceptional performance in reading, mathematics, and science. They have strong sports offerings and very good facilities. In 2021 Forbes Magazine chose SEK El Castillo as the best school in Spain. Both schools are located in the outskirts of Madrid. There is also a location in Central Madrid, SEK Santa Isabel, that offers education to children 3-12 years old. This location is within a few blocks of the Museo de Reina Sofia.
Brains International School La Moraleja is a trilingual school (the base is English and they start teaching French and German at the age of three years). Brains has very modern facilities; it is popular with Latin American expats. They educate kids from ages 3-18 years. Older kids can participate in the Masters Program, where its students are guaranteed advanced training and gain experience, obtaining important qualification for their future curriculum. The school has three locations in Madrid, in La Moraleja, Arturo Soria and Conde Orgaz.
Key Takeaways for American Families Moving to Madrid
Most U.S. families underestimate how different the Spanish real estate and relocation process really is. Without a trusted advisor, you risk:
- Overpaying for a property or rent
- Signing contracts that don’t protect you
- Missing better homes or mortgage opportunities
- Losing money on deposits or hidden fees
- Not finding the best international school for your kid(s)
Madrid Estate protects you from these risks. We handle everything — home search, legal checks, mortgages, schools, and settling in — so you can focus on your family instead of worrying about making a costly mistake. We have a broad network of trusted lawyers, immigration experts, private bankers, education advisors, architects and interior designers. We also offer personalized concierge services to connect you with everything from private chefs to VIP events. To learn more about how we can help you and your family comfortably relocate to Madrid, you can contact our founder directly at fabiana@madrid-estate.com or WhatsApp +34 680 306 337 to discuss your relocation plans.
