Spain will lose 23,000 rentals in 2026: 7 actions Costa del Sol landlords can take to avoid selling or abandoning long-term lets

Published 7 August 2026

Why this matters to Costa del Sol landlords

Reports that Spain could lose 23,000 long-term rental homes in 2026 are a warning signal for owners on the Costa del Sol. Faced with rising costs, regulatory uncertainty and competition from short-term tourist lets, some landlords will consider selling or simply stopping to offer long-term tenancies.

For many owners on the Costa del Sol the choice matters for income, capital gains exposure and community stability. This guide sets out seven practical, non-speculative actions landlords can take to keep homes available for medium and long-term tenancy rather than selling or abandoning them.

Market snapshot - where supply pressure is strongest

Local price and listing data give a sense of what landlords might gain by selling versus remaining in the rental market. Below is a concise comparison of active for-sale listings and median prices in key Costa del Sol towns.

Area	Active for-sale listings	Median price (EUR)	Median EUR/m2	Notary-verified EUR/m2
Marbella	1,250	EUR 1,499,000	EUR 6,326/m2	EUR 4,665/m2
Estepona	710	EUR 798,000	EUR 5,085/m2	EUR 3,437/m2
Benahavis	431	EUR 2,000,000	EUR 6,134/m2	EUR 4,529/m2
Nueva Andalucia	382	EUR 1,500,000	EUR 6,562/m2	-
Puerto Banus	112	EUR 1,200,000	EUR 7,407/m2	-
San Pedro Alcantara	106	EUR 1,480,000	EUR 5,692/m2	-
Sotogrande	82	EUR 2,290,000	EUR 4,773/m2	-
Mijas	449	EUR 598,500	EUR 3,853/m2	EUR 2,948/m2

These figures show significant local variation in prices and supply. Where a property has high market value, selling can look attractive. But selling means giving up future rental income and potential tax planning options. The seven actions below are designed to help landlords weigh alternatives and act to retain long-term rental income.

1 - Reassess your rent strategy with careful market benchmarking

Start by benchmarking your property against comparable long-term lets in your town. Use recent local listings and ask local agents for current rental levels for the same size, condition and location. Avoid blanket increases - instead use measured, documented adjustments that you can justify to tenants and tax authorities.

Practical steps:

• Create a 12-month rent plan with agreed review points in the tenancy agreement where legally permitted.
• Collect documentation that supports your asking price - comparables, maintenance receipts and local transport or amenity changes that justify higher rent.
• Where legal, index-link rent reviews to CPI or a mutually agreed index to protect income without surprise bumps for tenants.

2 - Reduce costs that erode net yield

Many landlords focus on gross rent. Net yield - rent after costs - is what matters if you want to avoid selling. Identify the largest cost lines and target them.

Areas to review:

• Mortgage refinancing - shop around to lower interest or extend terms where feasible.
• Insurance - compare specialist landlord policies that may lower premiums or reduce excesses.
• Maintenance - implement preventive maintenance schedules to avoid large repair bills and reduce vacancy time between tenancies.

3 - Improve tenant mix - longer tenancies, corporate and relocation lets

Long-term financial stability comes from consistent, reliable tenants. Consider marketing to different tenant segments that value stability.

How to act:

• Offer slightly longer standard contracts - for example 12 months plus renewal options - to reduce turnover.
• Partner with relocation agencies and corporate housing providers who sign longer lets for staff on assignment.
• Screen tenants carefully and invest in a professional referencing process to reduce arrears and eviction risk.

4 - Invest in targeted upgrades that lower operating costs and increase demand

Not every upgrade pays. Focus on changes that reduce running costs and make the property easier to let long-term.

High-impact upgrades:

• Energy efficiency - LED lighting, better insulation where practical, and efficient boilers or air conditioning systems reduce bills and appeal to responsible tenants.
• Durable interiors - choose materials that withstand wear and require fewer replacements.
• Connectivity - reliable broadband is a key requirement for many long-term tenants, especially remote workers.

Keep receipts and invoices. Energy-related upgrades may have regional incentives or tax deductions - check with your gestor or tax adviser.

5 - Professional property management to cut voids and friction

A hands-off landlord can still lose money through slow re-letting, poor maintenance and inconsistent tenant communication. Professional management reduces those risks.

What a good manager delivers:

• Faster marketing and re-letting when a tenancy ends.
• Routine inspections to catch small problems early.
• Streamlined rent collection and legally compliant tenancy documentation.

If management fees seem high, model your net yield with and without management. Often the reduction in voids and avoided emergency repairs more than pays the fee.

6 - Tax and legal review - use every available relief

Tax treatment affects whether selling is the best option. A targeted review by a Spanish tax adviser or gestor can reveal allowances, depreciation and deductible expenses that increase net return from letting.

Key actions:

• Document all deductible expenses - maintenance, insurance, mortgage interest where applicable, community fees and management costs.
• Discuss timing of capital works versus repairs - classification can affect whether costs are deductible immediately or capitalised.
• Check residency and double-taxation rules if you are non-resident - the correct tax setup can materially change net income.

Do not rely on informal advice. Get written guidance from a qualified professional before making tax-dependent decisions.

7 - Consider flexible tenancy models rather than selling

If income certainty is the concern, hybrid approaches can keep homes as long-term rentals while improving cash flow.

Options to consider:

• Corporate tenancy - lease the whole property to a company for an agreed period which then places employees or long-stay guests.
• Guaranteed-rent schemes - some management companies offer guaranteed monthly rent in exchange for a management agreement. Assess contractual obligations carefully.
• Furnished long-term lets - offering a fully furnished unit at a slightly higher rent can attract longer stays from international tenants and reduce vacancy.

Each option has trade-offs. Contract terms, long-term market expectations and your personal tax situation should guide the choice.

Putting the steps together - a simple action plan

Here is a practical 90-day checklist you can follow to act quickly and thoughtfully.

• Day 0-15 - Benchmark rent and gather three comparable market rents. Open conversations with your gestor about tax allowances.
• Day 15-45 - Choose one low-cost upgrade that reduces costs or increases appeal. Get quotes for property management and refinancing.
• Day 45-90 - Implement the chosen upgrade, sign a new tenancy agreement with a rent-review mechanism if appropriate, and appoint a manager if you decide to do so.

When selling is still the right choice

Selling will be the correct decision for some owners - for example when the capital needed to bring a property to market rent is greater than expected, or when personal circumstances change. Use the seven actions above first as a structured test - if net yield improves and risk reduces, holding becomes more viable.

Frequently asked questions

Q - Will upgrades always increase rent enough to justify the cost?

A - Not always. Choose upgrades with clear tenant value - energy efficiency, connectivity and durable finishes. Model expected uplift in rent against cost and expected lifespan of the upgrade. Use professional quotes and a simple break-even calculation before proceeding.

Q - Are guaranteed-rent schemes safe?

A - They can provide income certainty but read the contract closely. Check for long lock-in periods, service fee increases and exit penalties. Ensure the guaranteed rent covers your mortgage and key costs, and seek legal advice before signing.

Q - Do improved energy ratings require planning or licences?

A - Most energy efficiency measures such as insulation or replacing appliances do not need planning permission. However, structural changes or facade works may require permits. Check with your local town hall and obtain professional estimates before starting work.

Q - How do I find corporate or relocation tenants?

A - Contact local HR departments of multinational firms, relocation agencies and international schools. Professional letting agents can also channel corporate tenancy enquiries. A well-presented, professionally photographed listing with clear terms will attract corporate clients faster.

Q - Where can I get authoritative data to benchmark my property?

A - Use local notarial registers for transaction-verified price information where available. In the Costa del Sol, several municipalities publish market data and notarial sources provide transaction-level prices for a clear reference. For example, notarial registers provide verified EUR/m2 figures for Marbella, Estepona, Benahavis and Mijas - links are included in the table above.

Final thought

Facing the prospect that Spain could lose 23,000 long-term rentals in 2026, Costa del Sol landlords have meaningful choices. Thoughtful rent strategy, targeted cost control, tenant-focus and professional advice can preserve rental income and avoid forced sales in many cases. Take a structured approach - audit, plan, act - and use advisers where tax or legal complexity requires it.