Rental yield in Malaga stands at around 5.2% gross across the province as a whole: the average asking rent is €18.7/m² a month and the average asking sale price €4,293/m², according to idealista's August 2026 figures. But house prices are rising faster than rents (7.4% versus 4.5% over the past year), so that margin is narrowing, and not evenly across the province's towns.
The figures come as rents keep rising across Spain. idealista's latest monthly report puts the national average at €15.1/m², 5.8% higher than a year ago, with increases in 47 of the 51 provincial capitals it analyses. Málaga is now the third most expensive province in which to rent, behind only Madrid (€21.5/m²) and the Balearic Islands (€20/m²), and ahead of Barcelona (€17.1/m²).
One caveat before comparing: since July 2026 idealista has excluded seasonal and holiday lets from its index and has recalculated its entire historical series on that basis. The figures in this article therefore refer to long-term residential rentals and should not be compared with data published before the change.
How much does it cost to rent in Málaga and on the Costa del Sol in 2026?
Marbella tops the province at €23.7/m² a month, which puts an 80 m² flat there at around €1,900 a month. Next come Benahavís and Estepona, both above €20/m². Málaga city stands at €16.5/m², below the provincial average, because the western Costa del Sol pulls the overall figure up.
| Municipality | Rent (€/m² a month) | Annual change |
|---|---|---|
| Marbella | 23.7 | +8.0% |
| Benahavís | 21.8 | -1.5% |
| Estepona | 20.9 | +3.8% |
| Torremolinos | 17.5 | -0.4% |
| Fuengirola | 17.4 | +9.4% |
| Benalmádena | 17.3 | +8.7% |
| Mijas | 16.5 | +4.0% |
| Málaga (city) | 16.5 | +2.8% |
| Casares | 14.6 | +3.6% |
| Nerja | 14.2 | — |
| Manilva | 13.8 | +5.3% |
| Alhaurín de la Torre | 13.5 | +13.8% |
| Rincón de la Victoria | 13.3 | -2.1% |
| Vélez-Málaga | 11.2 | +15.2% |
| Málaga province | 18.7 | +4.5% |
| Spain | 15.1 | +5.8% |
Source: idealista, asking prices for August 2026. For Nerja, no annual change is available.
The past year has produced an uneven map. The steepest rises are in Vélez-Málaga (+15.2%) and Alhaurín de la Torre (+13.8%), two towns where you can still rent for under €14/m². On the western coast, Fuengirola (+9.4%), Benalmádena (+8.7%) and Marbella (+8%) are still climbing, while Benahavís, Torremolinos and Rincón de la Victoria have edged down.
Why are rents in Málaga rising more slowly than in the rest of Spain?
The province is up 4.5% year on year, more than a point below the national average, and the city just 2.8%. In September 2025 the provincial rate was close to 11%. In August, the average rent also slipped 0.4% from July, when it had set an all-time high of €18.8/m².
The most likely explanation is that rents have hit the ceiling of what households can afford. Málaga is the province where rent takes the largest share of income, as we showed on this blog when comparing the cost of buying and renting. With rents starting from such high levels, each further rise finds fewer tenants able to pay it.
What gross rental yield does each town offer?
Gross yield is one year's rent divided by the purchase price. We have calculated it in two ways: with the average asking sale price idealista publishes for the same month, which covers the whole market including older homes, and with the median price per square metre from our Costa del Sol market report, which reflects the homes offered to international buyers.
| Municipality | Using idealista prices | Using our report's prices |
|---|---|---|
| Vélez-Málaga | 6.1% | 5.1% |
| Alhaurín de la Torre | 6.0% | 5.9% |
| Casares | 5.5% | 5.3% |
| Manilva | 5.5% | 5.2% |
| Mijas | 5.3% | 4.7% |
| Estepona | 5.1% | 5.3% |
| Málaga (city) | 5.0% | 4.2% |
| Benalmádena | 5.0% | 4.7% |
| Torremolinos | 5.0% | 4.8% |
| Marbella | 4.8% | 4.8% |
| Benahavís | 4.7% | 4.8% |
| Fuengirola | 4.7% | 3.9% |
| Rincón de la Victoria | 4.5% | 3.9% |
| Nerja | 4.3% | 4.6% |
| Málaga province | 5.2% | 4.8% |
Gross yield = annual rent / sale price, both per square metre. Asking prices from idealista (August 2026) and medians from our market report (September 2026).
Three takeaways for buy-to-let investors:
- The entry price matters more than the rent. Marbella commands the highest rent per square metre, yet its yield (4.8%) trails that of Casares or Manilva, where renting is around 40% cheaper and buying costs almost half as much.
- The same town can produce two different yields. In Málaga city and Fuengirola, buying at our report's prices, which are higher per square metre, cuts the yield by almost a point compared with the market average; in return, these tend to be homes that need less work and attract higher-earning tenants.
- Where purchase prices outpace rents, the margin narrows. In Estepona, sale prices are up 17.4% in a year and rents 3.8%; in Vélez-Málaga, 25.4% versus 15.2%. Marbella, Fuengirola and Benalmádena show the opposite: rents are rising faster than sale prices, so yields are improving.
How much of the yield is left after costs and tax?
The gross figure is only the starting point. Take a rounded example: an 80 m² flat in Málaga city at idealista's average price costs around €315,000 and lets for about €1,320 a month, a 5% gross yield. Add the purchase costs of a resale home in Andalusia (7% transfer tax plus notary and land registry fees, roughly 8% in all), deduct around €2,500 a year for IBI property tax, community fees, insurance and upkeep, and allow for one month a year without a tenant, and the yield falls to about 3.5% before tax.
Then comes tax. As a general rule, an owner who is not resident in Spain but lives in another EU or European Economic Area country pays 19% on net rental income, with expenses deductible; an owner living elsewhere, including the United Kingdom, pays 24% on gross income with no deductions. Spanish residents are taxed through personal income tax (IRPF), with reductions when the property is let as the tenant's main home.
Two further points. If the flat is already let, the rent on an existing contract does not track these figures: it is updated as agreed and within the legal limits we explain in our article on the CPI and the IRAV index. And anyone considering seasonal or holiday lets is entering a different market, with higher potential income but also higher costs, more turnover and stricter regulation, which in Málaga city includes limits on tourist flats.
Is buying to let on the Costa del Sol still worthwhile?
Yes, provided the numbers add up. With gross yields of between 4% and 6% in the main towns and demand that keeps pushing rents up, the Costa del Sol remains a solid option for long-term investors, even more so once capital growth is taken into account. What no longer works is buying at any price and trusting the rent to make up for it: the difference lies in getting the town, the type of home and the entry price right.
At EVS PROPERTY GROUP we work out the real yield of each property with you before you buy, using up-to-date sale and rental prices for every area. Take a look at our monthly market report or get in touch, and we will help you find the option that best fits your investment.
Frequently asked questions
How much does it cost to rent a flat in Málaga in 2026?
In August 2026 the average asking rent was €16.5/m² a month in Málaga city and €18.7/m² across the province, according to idealista. An 80 m² flat costs around €1,320 a month in the city and about €1,900 in Marbella.
What yield does a rental property earn on the Costa del Sol?
Gross yields on long-term lets range from 4% to 6% in the main towns and average around 5.2% across Málaga province. After costs and tax, the net yield is usually one to two points lower.
Where is buy-to-let most profitable in Málaga province?
Based on August 2026 prices, the highest gross yields are in Vélez-Málaga and Alhaurín de la Torre, at around 6%, and on the western coast in Casares and Manilva, at 5.5%. Marbella and Benahavís come in at 4.8% and 4.7% because purchase prices are much higher.
How is gross rental yield calculated?
Multiply the monthly rent by twelve and divide by the purchase price. A €315,000 flat let for €1,320 a month yields 5% gross (€15,840 a year divided by €315,000). Net yield also deducts purchase costs, taxes, community fees, insurance and months without a tenant.
Do these prices include holiday lets?
No. Since July 2026 idealista has left seasonal and holiday lets out of its index, so the prices and yields in this article refer to long-term residential rentals.
What next? The most useful thing after reading is to look at the real market: browse properties by city or tell us on WhatsApp what you are looking for — area, budget, timing — and we will prepare a tailored selection, with no obligation.
You may also find useful: sell your property invest on the Costa del Sol free valuation monthly price report
