Long-term rentals in Marbella: 2026 guide for owners and tenants
Marbella’s long-term rental market continues to attract a broad mix of residents, from families relocating to the Costa del Sol to professionals, retirees and people dividing their time between Spain and another country.
Demand remains strong across the municipality. In August 2026, the average advertised rental price in Marbella reached €23.70 per square metre per month, an 8% year-on-year increase. However, prices vary considerably between areas and properties. Location, condition, outdoor space, parking, views and proximity to schools all influence what a home can realistically achieve.
Whether you are letting out your property or looking to rent a property, understanding how the market works can make the process considerably easier.
What counts as a long-term rental?
A long-term rental is intended to be the tenant’s habitual home rather than a seasonal or short-term purpose. The difference is important because habitual-residence tenancies are governed by Spain’s Urban Leases Act, or Ley de Arrendamientos Urbanos. A contract should reflect how the property will be used. Simply describing an agreement as “seasonal” does not necessarily make it so if the tenant is living there as their principal home.
Owners should decide from the outset whether they want the stability of a long-term tenant or need to retain greater flexibility over the property. Tenants should ensure that the proposed contract reflects their actual circumstances.
How long does a rental contract last?
The initial term can be agreed by the owner and tenant. However, if it is shorter than five years, the tenant normally has the right to annual extensions until the tenancy reaches five years. This rises to seven years when the landlord is a company.
There are specific circumstances in which an individual owner may recover the property for their own permanent use or for the use of certain close family members. This possibility must be expressly included in the contract and the correct notice and legal requirements must be followed.
Tenants may generally leave once the first six months have passed, provided they give at least 30 days’ notice. The contract may include compensation for early departure, so both parties should read this provision carefully before signing.
Deposits and additional guarantees in Andalucía
The statutory deposit for a habitual-residence tenancy is one month’s rent. A significant change came into effect in Andalucía on 24 January 2026: for contracts signed from that date, landlords no longer deposit the money with AVRA or another public body. Instead, the owner retains it for the duration of the tenancy.
The deposit remains compulsory and should be returned at the end of the agreement, less any legitimate deductions for damage or unpaid amounts. It cannot normally be used to pay the final month’s rent.
Owners may also request an additional guarantee. For standard residential contracts of up to five years, or seven years where the landlord is a company, this additional security is generally limited to the equivalent of two months’ rent. The contract should clearly distinguish between the statutory deposit and any supplementary guarantee.
What documents will a tenant need?
In a competitive market, it helps to have the necessary information ready. This will commonly include:
- Passport, DNI or NIE
- Evidence of employment or regular income
- Recent payslips, tax returns or bank statements
- References from a previous landlord
- Details of everyone who will occupy the property
Self-employed applicants and those receiving income from overseas may need to provide additional evidence. Owners should assess each application consistently, keep personal information secure and avoid requesting documents that are not relevant to the tenancy.
A strong application is not simply the one with the highest income. Reliability, clear communication and suitability for the property are equally important.
Who pays the agency fees?
For a habitual-residence tenancy, the owner is responsible for the estate agency management fees and the cost of preparing the contract. This should be factored into the letting budget rather than passed on to the tenant.
The contract should also state who pays for utilities, community charges, local taxes and other recurring costs. Individually metered services such as electricity, water, gas and internet are usually paid by the tenant, while the owner generally remains responsible for property ownership costs unless a valid written agreement says otherwise.
Can the rent increase each year?
Rent is not automatically increased unless the contract includes an annual review clause. Where an increase is provided for, it must follow the applicable legal rules and cannot simply be set at any figure the owner chooses.
For qualifying contracts, annual increases are subject to Spain’s official rental reference index. As the relevant figure changes over time, owners and tenants should check the current index as the contract anniversary approaches.
Any increase must be communicated correctly and applies from the appropriate date rather than retrospectively.
Preparing a property for long-term rental
Well-presented, properly equipped homes tend to attract stronger applicants and encourage tenants to stay longer. Before marketing, owners should check the condition of appliances, air conditioning, plumbing, locks and electrical installations.
An accurate inventory supported by dated photographs protects both parties. Furnished properties should be comfortable and practical, with enough storage for full-time living. Tenants are also increasingly attentive to energy efficiency, internet quality, parking and the running costs of larger homes.
An Energy Performance Certificate (EPC) is required when advertising and letting a property.
Choosing the right Marbella neighbourhood
Different parts of Marbella appeal to different tenants. Nueva Andalucía is popular for its international community, golf courses and access to Puerto Banús. San Pedro de Alcántara offers schools, local amenities and a more established year-round atmosphere, while the Golden Mile remains a prime choice for tenants seeking prestigious surroundings and easy access to both Marbella and Puerto Banús.
East Marbella, including Elviria, Cabopino and Las Chapas, is particularly appealing to families looking for residential communities, beaches and international schools. Central Marbella suits those who want shops, restaurants and everyday services close at hand.
The right choice depends on daily life rather than postcode alone. Commute times, school journeys, traffic at different times of day and access to everyday amenities should all be considered before committing.
A well-managed tenancy benefits everyone
A successful long-term rental begins with a realistic asking price, appropriate tenant checks and a clear, legally compliant agreement. It continues through good communication, timely maintenance and a shared understanding of each party’s responsibilities.
For owners, professional management can protect the property while reducing the demands of day-to-day administration. For tenants, working with an experienced local agency provides greater clarity and access to homes that genuinely meet their requirements.
If you are considering letting your Marbella property or looking for a long-term home on the Costa del Sol, contact NVOGA. Our team can guide you through the local market and help you approach your next rental with confidence.