What moved this month
idealista's latest rental report covers September 2026 and came out in early October. Long-term asking rents in Marbella eased 0.4% on the month to €23.6 per m², just under the July high of €23.9. They are still 8.7% higher than a year ago. Estepona rose 1.0% to €21.1 per m², the highest level in idealista's series, and is up 6.2% in a year. Across Málaga province the figure was €18.8 per m² (+5.7%), against €15.1 for Spain as a whole (+5.6%).
fotocasa's index for October points the same way with lower numbers: about €20 per m² in Marbella (+4.5% in a year) and €21 in Estepona (+8.0%). The two portals measure differently, so the table uses idealista and we use fotocasa as a check.
Since July 2026, idealista's index leaves out seasonal lets, which makes it a cleaner guide to long-term rents.
The new rules on seasonal lets
Real Decreto-ley 29/2026 took effect on 8 October 2026. It follows an earlier decree that Congress voted down on 2 October. For seasonal lets, the main points are:
- A temporary lease must state a real reason why the tenant is away from their usual home, and the landlord must be able to prove it.
- It must last more than 31 days and, as a rule, no more than 12 months.
- With no valid reason, or with more than two temporary leases in a row between the same people for the same home, the contract counts as a normal home lease from the start, with the tenant's full rights.
- Tourist lets are limited to 31 days.
Congress must vote on the decree within 30 days (Constitution, art. 86). If it votes no, the old rules return. A second decree on the stability of home leases, Real Decreto-ley 28/2026, was published the same day.
The September figures were collected before the decree took effect. Some owners who offered 10 or 11 month lets may now switch to long-term contracts or to holiday lets, but it is too early to tell how many.
Supply and demand
fotocasa's market gauge, which compares supply with demand, reads "cold" for rentals in Marbella and "moderate" in Estepona. A cold reading means the market leans towards people looking for a home rather than people offering one.
Official tax data show the same pressure, with a delay. INE's rental index found that rents on new contracts in Spain rose 8.8% in 2024, against 2.8% for existing contracts. Rents rose 3.8% in Andalucía and 5.2% in the city of Málaga, the second biggest rise of any provincial capital.
Area by area
- Golden Mile and Puerto Banús. The dearest area, at €27.4 per m² in Nagüeles-Milla de Oro (+9.6% in a year). Puerto Banús on its own is €26.3 (+13.9%).
- Nueva Andalucía. €23.7 per m² (+6.9%), from €19.5 in La Dama de Noche to €27.7 in Las Brisas.
- Marbella centre. €22.7 per m² (+9.5%), one of the biggest rises on the year.
- Marbella East. Elviria and Cabopino (€18.3, +9.1%) and Las Chapas and El Rosario (€19.0, +3.7%) are the most affordable parts of Marbella. Río Real and Los Monteros are higher at €24.2, after a 25% jump in a year, so treat that figure with care.
- San Pedro de Alcántara. €20.8 per m², almost flat on the year (+0.8%) and 4.9% below its July high.
- Estepona town. €19.2 per m² (+9.7%), with the centre at €20.0 and the port area at €18.1.
- New Golden Mile. Selwo is €21.5 (flat on the year) and Benamara-Atalaya €21.7 (+5.9%). Inside it, Cancelada is €20.8 and Nueva Atalaya €23.8.
- Estepona hills. No portal publishes a figure for Altos de Estepona, so the table shows the Estepona average. Homes up the hill are often bigger and further from the beach, which usually means less per m².
- Benahavís. €21.2 per m², 4.0% lower than a year ago and 6.4% below its July peak. It is the only row in our table that is down on the year.
What it means for tenants
Asking rents are what owners hope to get. In a cooler market like Marbella there is often room to agree a little less on a contract of 12 months or more. Under the new decree, a temporary lease needs a real reason, such as a work posting away from your usual home. If the flat will be your main home, ask for a normal home lease. Our Honest Let page explains the rules we follow, including no agency fee for tenants. You can also browse our current long-term rentals.
What it means for owners
Rents are higher than a year ago in most areas, but monthly moves are small and Marbella dipped in September. A price close to the figure for your area and size tends to let faster than one at the top of the range. If you used to offer winter-only lets, check how the new rules apply before you sign the next one. Our free rent estimate uses the same published figures, adjusted for size, type and extras.