Madrid City Council has opened a public consultation on a proposed planning amendment that would significantly broaden the development potential of Real Madrid’s land in Valdebebas, allowing 448,550 sqm of buildable area to be used for private facilities and tertiary activities.
The details are set out in the planning file submitted for public consultation on 26 August, following the City Council’s initial approval of the proposal at the end of July.
The new planning framework would increase the site’s total permitted buildable area to 532,550 sqm, up from the current 360,000 sqm. This would be distributed across 276,000 sqm for private facilities, 172,550 sqm for tertiary uses and 84,000 sqm for sports-related activities. This latter area is thus significantly lower than that previously permitted, although the existing facilities are retained.
The site covers around 1.2 million sqm next to Real Madrid’s Ciudad Real Madrid complex, with approximately 850,000 sqm still undeveloped. To date, the club has developed around 60,000 sqm of buildable area, equivalent to 17% of the maximum currently permitted.
The tertiary component would include around 100,000 sqm of office space, potentially accommodating technology companies and start-ups. The remaining 72,550 sqm could be used for hotels, flex living, leisure activities and local retail, although large-scale shopping centres would not be permitted.
Within the 276,000 sqm earmarked for private facilities, approximately 110,000 sqm would be dedicated to healthcare-related uses, including hospitals, laboratories and life sciences facilities. A similar amount would be allocated to education and research, including potential university developments, while the remaining space could accommodate an auditorium and other cultural facilities.
Sports uses would comprise 84,000 sqm, including space already built. The plans envisage additional football pitches, facilities-related services and a sports club, which would consume most of the development capacity available for this use.
Land valued at €360 million
An economic assessment prepared by Savills and included in the planning file values the land following the proposed redistribution of uses at €360.1 million. The tertiary component accounts for €185.5 million of this valuation, while private facilities are valued at €133.9 million and sports uses at €40.7 million.
The amendment would therefore substantially increase the real estate options available on land currently designated exclusively for private sports facilities. As the sole owner and promoter of Madrid Innovation District, Real Madrid could develop the site itself, bring in specialist partners or sell part of the land, although the planning documentation does not establish which model the club will pursue.
As part of the agreement, Madrid City Council would receive more than 200,000 sqm of land free of charge. Around 166,000 sqm would be incorporated into green areas and the planned linear park alongside the Arroyo de la Plata, while a further 35,000 sqm would be reserved for a public facility focused on innovation and technology.
Approval process still underway
The proposed amendment is not yet definitive. The public consultation will remain open until 25 September, after which the proposal will require provisional approval by Madrid City Council’s Plenary and final approval from the Community of Madrid.
If the planning process is completed successfully, infrastructure and urbanisation works are expected to take place between 2028 and 2030. Construction of the various buildings would then progress gradually between 2029 and 2035.
