If you own (or plan to buy) a property in Marbella and want reliable, year‑round income, long‑term rentals (12–24 months) are the most predictable, least stressful path.
This master guide is written for international landlords who want a crystal‑clear, professional process: how much rent you can expect, how to legally structure the tenancy, where owners lose money, and how a professional management partner safeguards your time, capital and peace of mind.
Below you’ll find a practical, detailed blueprint—from pre‑market preparation through tenant move‑in, ongoing management, inspections, renewals and exits.
Use it as your operating manual whether you self‑manage or outsource to LongTermRent.es.
1) Why Marbella long‑term rentals beat short‑term for many owners
Short‑term rentals promise high headline nightly rates—but they rarely deliver stable net income once you include vacant nights, cleaning turnarounds, linens, check‑ins, platform commissions, and off‑season. In contrast, a 12–24 month tenancy provides consistent cashflow, lower wear‑and‑tear, and fewer operational headaches—especially if you live abroad.
Marbella’s demand profile—professionals, families, remote workers and long‑stay residents—means quality tenants actively seek well‑managed homes with clear terms. With the right screening and contracts, the risk of arrears or misuse is kept low while your occupancy stays high.
2) How much rent can you achieve? (Market, seasonality, benchmarks)
Rents vary by micro‑location (Nueva Andalucía vs. Elviria vs. San Pedro), build quality, outdoor space, parking, and furnishing. A quick rule of thumb: modern, well‑presented 2‑bed apartments in prime zones rent fastest; 3‑bed family units with good schools nearby also command strong demand.
Seasonality in long‑term lets is much smoother than short‑term—peaks around spring/summer relocations, but year‑round demand persists. The fastest way to price correctly is to compare signed contracts (not just listings) and adjust for condition and amenities.
Pro tip: Start 3–5% under the top of market to minimise voids. A one‑month vacancy can erase an entire year’s “extra €50/mo” ambition.
3) Legal & compliance basics for international landlords
Use a bilingual (EN/ES) contract tailored for Andalusia. Clarify duration (12–24 months), deposit, responsibilities (minor vs major repairs), payment method, late fees, and inspection rights. Ensure compliance with Spanish tenancy law and local regulations.
Utilities: define clearly who holds contracts (often tenant), and the switch‑over process at move‑in/out. Include a clause for professional cleaning on exit, with rates agreed in advance.
4) Preparing the property (spec, furnishing, repairs, utilities)
Presentation sells. Fresh paint, working appliances, safe electrics, modern lighting, and neutral décor broaden your tenant pool. Provide durable furniture (if furnished), blackout curtains in bedrooms, and ample storage. Remove personal items.
Complete all repairs before photos. A maintenance backlog signals “landlord won’t fix things” and attracts the wrong tenant. Replace worn mattresses, noisy fans, and dripping taps. Document appliance manuals and Wi‑Fi instructions.
5) Marketing that attracts the right tenant (not just any tenant)
Professional photography is non‑negotiable. Shoot in daylight, show outdoor space, storage, parking and any work‑from‑home areas. Use a benefits‑led description: who the property suits and why it’s special for a 12–24 month lifestyle.
Syndicate across major portals and leverage a qualified tenant pipeline. We prioritise direct demand—expats arriving with employment contracts, relocating families, and long‑stay professionals.
6) Tenant screening—financials, references and risk control
Screening is where amateurs lose money. Request employment contracts, payslips, bank statements (where applicable) and prior landlord references. For self‑employed, request tax returns and proof of income stability. Verify identity and run basic background checks within the law.
If the profile is strong but borderline, mitigate: higher deposit, guarantor, or rent guarantee insurance. Always judge affordability (net income ≥ 3x monthly rent) and consistency of income source.
7) Contracts & signatures (EN/ES), deposits, inventory, keys
Use digital signature to speed execution. Hold the legal deposit as per law, and agree any additional guarantees in writing. Create a detailed written and photographic inventory—condition of walls, floors, appliances, terrace, storage, garage, meters. Both parties sign it.
Key set: 2–3 full sets, plus a management set. Label discreetly (never with address). Record serial numbers for security doors if present.
8) Move‑in day checklist (what professionals never forget)
- Meter readings (water, electricity, gas) photographed and signed
- Handover of keys + fob/garage
- Wi‑Fi details shared; router tested
- Explanation of rubbish/recycling and community rules
- Emergency numbers and maintenance process
- Final walkthrough confirming inventory
9) Monthly management—rent collection, maintenance & reporting
Automate rent collection on a fixed day; follow up on the same day for any delay. Log all maintenance requests in a ticketing system with timestamps, photos, diagnosis, approval, and cost. Keep owners informed with monthly statements showing rent received, expenses, and balance.
Establish service levels: minor fixes within 72h; urgent issues within 24h. Maintain a vetted contractor network (plumber, electrician, HVAC, locksmith, cleaner, handyman).
10) Inspections & preventive maintenance (save € thousands)
Schedule routine inspections (e.g., every 6 months) with written reports and photos. Look for leaks, mould, AC filters, window seals, terrace drainage, and appliance wear. Preventive maintenance—especially AC servicing and sealant renewal—avoids large repair bills and keeps tenants happy (longer stays).
11) Renewals, rent updates, and what to do when things change
Start renewal conversations 60–90 days before expiry. If tenants are excellent, consider modest rent updates; keeping a great tenant often beats churning. If the tenant plans to leave, start re‑marketing early to reduce vacancy time.
12) Exit & move‑out—deposit returns, cleaning, repairs, re‑letting
On move‑out, repeat the inventory with photos. Compare against fair wear and tear standards. Charge agreed cleaning fee and any tenant‑caused damage beyond normal use. Switch utilities back if required and schedule deep clean + touch‑ups before re‑letting.
13) Common mistakes Marbella landlords make (and how to avoid them)
- Overpricing → leads to long voids. Price to let quickly.
- Weak screening → arrears or misuse. Always verify income and references.
- Poor documentation → disputes. Use detailed inventories and clear contracts.
- Deferred maintenance → bigger bills later. Fix early, save money.
- DIY from abroad → slow response, unhappy tenants. Use a local manager.
14) Taxes & accounting essentials (high‑level overview)
Consult a qualified tax advisor. Typical items: income tax on rental income, allowable deductions (management fees, maintenance, insurance, interest), and municipal rates. Keep invoices and statements organised; align with your home‑country tax obligations if applicable.
15) Should you consider guaranteed rent (Rent‑to‑Rent)?
Guaranteed rent gives you a fixed monthly payment (selected properties/areas). We sign a corporate lease, manage tenants and maintenance, and return the property in agreed condition. It suits owners prioritising certainty and zero involvement.
16) KPIs: how to measure performance of your rental investment
Track: annual occupancy rate, gross and net yield, average time‑to‑tenant, maintenance cost % of rent, renewal rate, and arrears rate. Review quarterly. The goal is stable, predictable net income with minimal surprises.
17) Your next step: free appraisal & management options
If you want a precise rental estimate for your property in Marbella (and the fastest path to a fully‑screened tenant), request a free appraisal today. We can manage end‑to‑end for 12–24 months—or discuss guaranteed rent where suitable.