Marbella Lettings

05/09/2026

Spain's Five Year Rental Rule Has Shifted — What Every Marbella Landlord Must Know

Free Long Term Property Rental Guidance and Support From Marbella Lettings

If you own a rental property in Spain and your tenancy is approaching five years — please do not assume the tenant automatically has to leave at the end of that period. This is one of the most important things any landlord in Spain needs to understand right now. 👇

At Marbella Lettings we are currently dealing with a real situation that illustrates exactly why this matters.

The owners had been planning around the end of a tenant's five year rental period, with the intention of selling the property afterwards. As the end date approached, we contacted the tenant to confirm the arrangements. The tenant's response was that they intended to remain and believed they were entitled to an extension under the current rules.

That immediately changed the practical position for the owner — who has important personal financial reasons for wanting to sell.

Neither side expected the situation to develop this way. And that is precisely the point.

What is the five year rule?

Under Spain's Urban Rental Law, residential tenants can have mandatory minimum periods of protection. Historically many landlords became familiar with a five year period. However the rules surrounding extensions, extraordinary extensions and protected situations have developed over time. The exact position depends on the date of the contract, the identity of the landlord, the type of tenancy and the legislation applicable at the time.

The five year rule is no longer as simple as many landlords assume.

Can you sell a property with a tenant still in it?

Yes — but it is very different from selling an empty property. There are practical issues around viewings, access and cooperation from the tenant. A landlord cannot simply arrange viewings whenever they wish. The tenant's rights to privacy and enjoyment of the property must be respected throughout.

What should landlords do now?

If your tenancy is approaching five years — start reviewing the situation months in advance. Check the contract. Establish what extensions may apply. Get independent legal advice. Do not make financial plans based on an assumption that later turns out to be incorrect.

At Marbella Lettings we can help you understand the practical considerations and connect you with the right legal professional where needed.

📖 New Blog Post Here:
👉 https://marbellalettings.com/spain-five-year-rental-rule-marbella-landlords/

Free guidance — no pressure, no obligation.

📧 [email protected]
📲 WhatsApp +34 626 973 973
🌐 www.marbellalettings.com

03/09/2026

Long Term Rental - Brand New Three Bedroom Apartment

Fully Furnished to a High Standard

Australy Libella - Selwo - Estepona

€3,200 per month

Link to property:

Luxury Brand New Three-Bedroom Apartment for Long-Term Rental – Libella, Selwo, Costa del Sol Available Now | Brand New | Never Lived In | Beautifully Furnished | Luxury Development Marbella Lettings are delighted to present this stunning brand new three-bedroom apartment in the prestigious Libell...

27/08/2026

When Is the Best Time to Find a Long-Term Rental in Marbella?

Free Long-Term Property Rental Guidance and Support From Marbella Lettings

If you are planning to find a long-term rental property in Marbella — timing makes a real difference. Here is the honest seasonal guide 👇

September to November — the best overall period

This is consistently the strongest window for long-term rental availability across Marbella and the Costa del Sol. As the summer holiday season ends, properties that were operating as short-term lets return to the long-term market. Landlords who have been holding properties through the summer are motivated to secure quality tenants before winter. The result — more properties available, more choice for tenants and a better negotiating position on price and terms.

If you have any flexibility on when you start your search — September is the month to target.

January to March — the second strongest window

The new year brings fresh listings and a renewed wave of motivated landlords. People who decided not to rent through the summer often list in January. Competition from other tenants is lower than during the peak spring period. Availability is generally strong across most areas and price points.

April to June — good but competition increases

Spring brings good availability but as summer approaches the picture begins to change. Some landlords start to consider holiday rental options for the summer months. Properties let quickly and the best ones are often under offer within days of listing. Act promptly on anything you like in this window.

July and August — the most challenging period

This is the hardest time to find a quality long-term rental in Marbella. Many properties that could be long-term lets switch to summer holiday rental during peak season. Availability of genuine long-term properties reduces significantly. Competition from other tenants — many of whom are visiting Marbella and making snap decisions — is at its highest. If you can avoid starting your search in July or August, do so.

The practical conclusion:

If you are relocating to Marbella and have any flexibility on timing — start your long-term rental search in September. You will have the most choice, the most motivated landlords and the best opportunity to find the right property at the right price.

📖 Read our full free seasonal guide here:
👉 https://marbellalettings.com/best-time-find-long-term-rental-marbella/

At Marbella Lettings we help tenants find quality long-term rental properties across Marbella and the Costa del Sol. Free guidance — no pressure, no obligation.

📧 [email protected]
📲 WhatsApp +34 626 973 973
🌐 www.marbellalettings.com

21/08/2026

Will long-term rental prices fall in Marbella this winter? It is a question we are hearing from landlords regularly right now — and it deserves an honest answer. 👇

The short answer is that a significant across-the-board fall in Marbella long-term rental prices is unlikely. But the full picture is more nuanced than that — and understanding it is important for any landlord planning their rental strategy for the coming months.

Why Marbella rental prices are unlikely to fall significantly:

Marbella remains one of Europe's most internationally desirable locations. Demand from professionals relocating permanently to the Costa del Sol, international families, remote workers and retirees continues to grow. This underlying and consistent demand provides a strong floor for rental values even when supply increases modestly.

Unlike purely seasonal markets, Marbella's long-term rental market is driven by people making genuine life decisions — relocating, establishing a home base, committing to a new chapter. These tenants do not disappear in winter. They are looking year round.

What could put modest pressure on some rents:

Tightening tourist rental regulations across Andalucía could bring additional properties into the long-term rental market this winter. In areas where supply increases meaningfully — particularly in locations with high concentrations of former holiday rental apartments — properties priced above current market rate may face pressure to adjust.

Who is most at risk:

Landlords with overpriced properties in high-supply locations. An overpriced property will sit empty or require a price reduction regardless of what the broader market is doing.

Who will be largely unaffected:

Landlords with well-priced, well-presented properties in strong locations. These will continue attracting quality tenants quickly in any market conditions.

The most important thing any Marbella landlord can do right now is ensure their property is priced correctly for today's market — not the market of two years ago.

📖 Read our full honest market assessment here:
👉 https://marbellalettings.com/will-long-term-rental-prices-fall-marbella-winter-2026/

At Marbella Lettings we are long term rental specialists in Marbella. Free guidance — no pressure, no obligation.

📧 [email protected]
📲 WhatsApp +34 626 973 973
🌐 www.marbellalettings.com

17/08/2026

MORE LONG-TERM RENTAL PROPERTIES COULD BE COMING TO THE MARBELLA MARKET

View our new helpful blog post article:
https://marbellalettings.com/more-long-term-rental-properties-coming-marbella-market/

Free Long-Term Property Rental Guidance and Support From Marbella Lettings

Something significant is happening in the Marbella property rental market — and it could affect thousands of property owners across the Costa del Sol. 👇

For many years, holiday rental was seen as the most attractive option for Marbella property owners. Well-located apartments and villas could generate strong income during peak season while allowing owners personal use at other times.

But the rules have changed significantly.

Tourist rental regulations in Andalucía have become considerably more complex. Communities of owners are increasingly voting to restrict or prohibit holiday let activity. Some owners are now discovering that properties they purchased with a holiday rental strategy in mind can no longer legally operate in that way.

The consequence of all this? More properties could be entering the long-term rental market in Marbella.

For owners who can no longer operate holiday rentals, long-term rental can provide:

✅ Regular, predictable monthly rental income
✅ Longer-term tenants who treat the property as their home
✅ Significantly less day-to-day management
✅ Fewer check-ins, check-outs and cleaning between stays
✅ A more stable landlord-tenant relationship
✅ No tourist licence complications

But we want to be honest — long-term rental is not automatically the right answer for every owner. The correct strategy depends entirely on individual circumstances. An owner who wants summer personal use may need a different approach to one who wants maximum annual income.

At Marbella Lettings, our starting point is always the same — what are you trying to achieve with your property? Once we understand that, we can explain the options honestly.

Take a look at our new blog post article for more information.

Free guidance and support — no pressure, no obligation.

📧 [email protected]
📲 WhatsApp +34 626 973 973
🌐 www.marbellalettings.com

13/08/2026

Long Term Rental Apartment in Los Arqueros Available in September 2026

13/08/2026

🏡 NEW LONG-TERM RENTAL – LA FINCA, LOS ARQUEROS - €2200 per month

Stunning 2-bedroom, 2-bathroom apartment available from mid-September 2026, beautifully furnished to an exceptionally high standard with immaculate high-end furniture throughout. ✨

Enjoy a fantastic Ibiza-style private terrace overlooking the landscaped communal gardens and large swimming pool, with southwest-facing sea and mountain views and spectacular evening sunsets. 🌅

✅ Fully furnished�✅ 2 bedrooms | 2 bathrooms�✅ High-speed internet�✅ Air conditioning�✅ Fully fitted kitchen�✅ Garage + additional parking�✅ Beautiful communal gardens & pool�✅ Prestigious Los Arqueros location�✅ Available for long-term rental from mid-September

📍 La Finca, Los Arqueros – Costa del Sol

Click here to see the property: https://marbellalettings.com/property/lafincalongtermrental/

📩 Contact Marbella Lettings for further information or to arrange a viewing.

Marbella Lettings – Specialists in Long Term Property Rentals

11/08/2026

Before you confirm your next Marbella holiday — have you checked your travel insurance? 👇

Check out our video guide.

It is one of the most commonly overlooked parts of the holiday booking process. And it is one of the most important.

At Marbella Lettings, we have been managing holiday and long-term rental properties across Marbella and the Costa del Sol for more than twenty years. In that time we have seen first-hand what happens when guests cancel without adequate cover in place — and the impact it has on everyone involved.

Here is what most guests do not fully consider:

When you reserve a holiday rental property, those dates are removed from the market entirely. The owner has made a binding commitment to make that property available exclusively for your stay. Other enquiries for those same dates will have been declined. Cleaning, maintenance and preparation will have been arranged and paid for. The owner has done exactly what they promised — the property is ready and waiting for you.

When a cancellation happens at short notice — particularly without insurance — the owner faces the very real prospect of losing that rental income entirely. Late cancellations rarely leave enough time to find a replacement booking.

This is why booking terms and cancellation policies exist. Not to be unfair — but to reflect the genuine financial commitment both parties have made.

Travel insurance changes this picture significantly. A well-chosen policy may cover cancellation due to illness, injury or other insured events, creating a fair financial outcome for both guest and property owner without the situation becoming a difficult personal dispute.

Before clicking Book Now on your next Marbella villa, apartment or townhouse — take five minutes to check:

✅ Do I have travel insurance that covers this booking?
✅ Does it include cancellation cover?
✅ Does it cover medical emergencies abroad?
✅ Have I read the terms carefully?

It could be the most valuable five minutes of your entire holiday planning process.

📧 [email protected]
📲 WhatsApp +34 626 973 973
🌐 www.marbellalettings.com

Marbella Lettings — holiday and long term rental specialists on the Costa del Sol for over 20 years.

10/08/2026

Why Holiday Travel Insurance Is Essential for Your Marbella Trip | Marbella Lettings

Read Our New Blog Post Article Here:
www.marbellalettings.com/why-holiday-travel-insurance-marbella-rental-property/

Before you confirm your next Marbella holiday — have you checked your travel insurance? 👇

It is one of the most commonly overlooked parts of the holiday booking process. And it is one of the most important.

At Marbella Lettings, we have been managing holiday and long-term rental properties across Marbella and the Costa del Sol for more than twenty years. In that time we have seen first-hand what happens when guests cancel without adequate cover in place — and the impact it has on everyone involved.

Here is what most guests do not fully consider:

When you reserve a holiday rental property, those dates are removed from the market entirely. The owner has made a binding commitment to make that property available exclusively for your stay. Other enquiries for those same dates will have been declined. Cleaning, maintenance and preparation will have been arranged and paid for. The owner has done exactly what they promised — the property is ready and waiting for you.

When a cancellation happens at short notice — particularly without insurance — the owner faces the very real prospect of losing that rental income entirely. Late cancellations rarely leave enough time to find a replacement booking.

This is why booking terms and cancellation policies exist. Not to be unfair — but to reflect the genuine financial commitment both parties have made.

Travel insurance changes this picture significantly. A well-chosen policy may cover cancellation due to illness, injury or other insured events, creating a fair financial outcome for both guest and property owner without the situation becoming a difficult personal dispute.

Before clicking Book Now on your next Marbella villa, apartment or townhouse — take five minutes to check:

✅ Do I have travel insurance that covers this booking?
✅ Does it include cancellation cover?
✅ Does it cover medical emergencies abroad?
✅ Have I read the terms carefully?

It could be the most valuable five minutes of your entire holiday planning process.

📧 [email protected]
📲 WhatsApp +34 626 973 973
🌐 www.marbellalettings.com

Marbella Lettings — holiday and long term rental specialists on the Costa del Sol for over 20 years.

07/08/2026

Finding a tenant is easy. Finding the RIGHT tenant is where twenty years of experience really matters. 👇

Any agency can advertise a property, arrange viewings and find someone willing to move in. That is not the difficult part.

The difficult part is answering one question honestly and thoroughly:

"Is this the right tenant for this particular property?"

At Marbella Lettings, we have seen what happens when that question is answered badly. Months of unpaid rent. Outstanding utility bills. Property damage. Legal costs. Drawn-out disputes. Landlords paying mortgages with no rental income coming in. And under Spanish rental law — recovering possession of a property from a non-paying tenant is a legal process that takes considerably longer than most landlords expect.

This is why our tenant referencing process is rigorous and non-negotiable:

✅ Employment verified directly with the tenant's employer — role and salary confirmed in writing with HR
✅ Bank statements reviewed to confirm genuine financial capability
✅ Previous landlord references obtained AND verified — not simply collected
✅ Strict income-to-rent ratio applied — for a property at €2,000 per month, we require the tenant to earn in excess of €60,000 annually
✅ Identity verified and retained on file

The goal is not to eliminate every conceivable risk. The goal is to make an informed, evidence-based decision rather than one based on optimism or the pressure to fill a property quickly.

A good tenant is worth waiting for. Many of our landlords enjoy tenancies lasting three, four and five years because the relationship was built on rigorous professional groundwork from the very beginning.

At Marbella Lettings we are long term rental specialists in Marbella. Free guidance and support — no pressure, no obligation.

📧 [email protected]
📲 WhatsApp +34 626 973 973
🌐 www.marbellalettings.com