Renting a flat or a room in Spain long term: prices, contracts, websites

A foreigner moving to Spain for good needs to rent a flat for the long term. But even tourists on a simple seaside trip need somewhere to come back to after walks and swimming for 2–3 weeks. To avoid unpleasant surprises, it is worth learning how renting works in Spain. This article covers how to rent a flat in Spain, how to handle the paperwork and where to find housing for a long or short stay.

How much it costs to rent a flat in Spain

Rental listings in Spain are priced per square metre rather than for the whole flat. Nationally, in August 2026, according to idealista data, the average was €15.1/m², 5.8% higher than a year earlier. Between cities the spread is more than twofold:

Asking rents on idealista by city, August 2026. The 50 m² flat is our calculation: price per square metre × 50.

A 50 m² flat is usually a one-bedroom flat (listed as “1 dormitorio”). Alicante is 15% cheaper than Valencia. The real price depends on the neighbourhood, floor, furniture and condition of the flat, and listings in the same city can differ by a factor of one and a half to two.

How much you will need for living costs on top of rent is covered in the article on the standard of living in Spain.

How much money you need when signing the contract

Here the tenant has a legal ceiling, and it is worth knowing: in Spain a landlord cannot demand as much as they like upfront.

Fianza — exactly one month’s rent. This is not a suggestion but an obligation for both parties: the Tenancy Act (Ley 29/1994, article 36.1) requires a cash deposit equal to one month’s rent for housing. You will see the word fianza in the contract in exactly this sense.

Additional guarantee — no more than two months’ rent. The parties may agree on extra security on top of the fianza, but for housing under a contract of up to five years (up to seven if the landlord is a company) the law caps it at two months’ rent (article 36.5). A demand for “six months’ deposit upfront” contradicts this rule.

The agency fee is not your concern. Since 25 May 2023, agency services and contract preparation costs are borne by the landlord (Ley 29/1994, article 20.1, as amended by Ley 12/2023). If an agency asks you for a month’s rent “for finding the flat”, that directly contradicts the law.

So the ceiling on moving in is: first month + fianza + up to two months’ additional guarantee = four months’ rent at most, and not a single euro to the agency.

When the deposit is returned. If the fianza has not been returned within a month of handing back the keys, statutory interest accrues on it (article 36.4). This is the argument worth putting in writing if the landlord drags their feet over the refund.

Documents you need

To sign a contract you need to provide 3 documents:

• proof of identity – a Russian or other international passport;
• the foreigner’s identification number issued by the Spanish immigration authorities – NIE;
• documents proving the tenant’s ability to pay – a certificate of income for 3 months or a bank statement.

These documents are needed for a long-term rental. For a daily rental, a passport is usually enough.

It is best to get your NIE number before you start looking for housing — how to get an NIE. Landlords are more willing to accept a statement from a Spanish bank — how a non-resident can open an account is described in the guide to opening a bank account in Spain.

The tenant file: what to put in one folder

A good flat goes to whoever sends a complete file first. Put it together in advance as a single PDF:

• passport and NIE, or a visa showing the NIE number;
• proof of income: employment contract and the last three payslips; for the self-employed, the latest tax return and quarterly filings; for a digital nomad, the contract with the foreign company and statements showing the payments;
• a savings statement if your income is not yet Spanish;
• a reference from your previous landlord or proof that you paid rent on time;
• a short note about yourself: who is moving in, for how long, any pets, when you can sign.

Non-payment insurance: what to offer if you are turned down

Many landlords insure against non-payment (seguro de impago), and the insurer vets the tenant: a Spanish contract, length of employment, income of roughly three times the rent. A newcomer without Spanish payslips is often turned down by the insurer, and then by the landlord. The law does not allow you to be required to take out such insurance yourself (Urban Leases Act, art. 36.5).

What you can offer instead: an additional guarantee of up to two months’ rent on a lease of up to five years, including a bank guarantee (aval); a savings statement covering a year of rent; a letter from your employer. A landlord may not demand more than one month’s rent in advance (art. 17.2); paying six months or a year up front is usually offered by tenants themselves, and it is a risk: in a dispute that money is harder to recover than a deposit.

The rental contract

A rental contract is drawn up to document the agreement between the landlord and the tenant. Below we look at its basic components and the rights and obligations of both parties.

What it is

A rental contract for a flat, villa or house in Spain protects both parties. It records all the rules for living in the property and sets out the amounts for possible expenses.

This approach prevents disputes over damaged property. The contract contains the personal details of the landlord and the tenant, as well as information about any other occupants. You can rely on this document in the event of irreconcilable disagreements or court proceedings.

A signed contract is needed not only for court: without it you cannot register at the address, and empadronamiento (municipal registration) is required both for a health card and for renewing your residence permit.

Key components

Here are the main points of a rental contract:

• Rental term. The parties agree on it themselves, but a housing contract shorter than five years (seven if the landlord is a company) is extended by law each year up to that term — more on this below, in the section on types of contract.
• Rent. A dedicated clause states the monthly rent for the property. It is stated in euros. The payment method and timing are specified next.
• Deposit and guarantees. The fianza is one month’s rent, and the additional guarantee is no more than two months’ rent. The deposit is returned after you move out, minus any proven damage; if it has not been returned within a month of handing back the keys, statutory interest accrues on the amount.
• Routine repairs and maintenance. When renting in European countries, the tenant is usually responsible for minor repairs, while the landlord pays for major works. The contract sets out how these works will be reported and which party will pay for them.
• Inventory of furniture. This applies to furnished flats or houses. The landlord draws up a list of furniture, appliances and other items in the home. This protects the owner against theft or damage to their property.
• Leaving early. The tenant may terminate the contract after living in the flat for at least six months and giving the landlord at least 30 days’ notice. The contract may provide for compensation — no more than one month’s rent for each remaining year, pro rata for a part year (Ley 29/1994, article 11).

When signing a rental agreement, check the condition of the furniture, rooms and yard, and note the payment currency. This will prevent unpleasant situations and ensure a calm life in Spain for several months or years.

Main rights and obligations

The tenant’s main right is to live in the rented property for the term stated in the contract. The landlord may not interfere with the tenant’s private life in the rented property, and the cost of basic repairs is also the landlord’s responsibility. If the tenant causes damage, they pay for the repair.

If you plan to use the flat not only to live in but also to work from home, this should be stated in the rental contract. Keeping pets is also recorded in the document. If your pet is moving with you, you will first have to deal with the border formalities — the microchip, pet passport and certificates are described in the guide to taking a pet abroad. You receive guests as you see fit: for the term of the contract the flat is your home, and the landlord may not enter it without your consent.

The owner’s main right is to receive the rent on time and to terminate the contract if the tenant fails to meet its terms. The landlord may show the flat to new tenants before the contract ends only if the contract provides for this or you agree. A separate case is when a tenant has stopped paying and will not move out: the contract turns from a safeguard into a problem, and the owner has to follow a different procedure. We have explained what to do if tenants stop paying and refuse to leave.

The landlord may also photograph the condition of the property and compare it with how it was at the start. This helps determine whether the deposit should be returned.

Types of contract: long-term and seasonal rental

• Housing lease (arrendamiento de vivienda) — a long-term rental of a flat or house, for permanent residence. The parties choose the term, but if the contract is for less than five years (seven if the landlord is a company), it is extended by law each year until that term is reached, unless the tenant gives notice of at least 30 days that they do not wish to renew (Ley 29/1994, article 9).
• Seasonal lease (arrendamiento de temporada) — for temporary accommodation: for the summer, for studies or for a work assignment. The five-year extension rule does not apply to it, so it is not suitable for moving to Spain permanently.

Once the five (seven) years have passed and neither party has given notice of termination — the landlord at least four months in advance, the tenant at least two — the contract is extended for another year at a time, for up to three years (article 10). There is no need to re-sign the contract or have it certified anywhere for this.

Energy rating and heating: why two similar flats cost differently

The letter in the listing — A to G — is the energy rating, and it says more about your future bills than the photographs do. Existing housing let to a new tenant must have a certificate: that is Real Decreto 390/2021, article 3.1.b). The label has to appear in any advertisement offering the property for rent (article 15.2), and a copy of it is attached to the contract, together with a document of recommendations handed to the tenant (article 17.2).

Two practical conclusions follow. A listing with no label is a reason to ask whether a certificate exists at all. And a certificate is valid for ten years at most — five if the rating is G (article 13.1) — so an expired one also tells you something about the building.

Repairs needed to keep the flat liveable are the landlord’s, at their expense and without raising the rent — article 21 of the same law. The exception is damage caused by the tenant; minor everyday wear is the tenant’s to fix.

Contract checklist: the eight points that decide everything

• Term and extension. Whatever term is written, the tenant may extend the contract up to five years, or seven if the landlord is a company (article 9). After that it renews automatically for up to three more years unless one party gives notice of termination: the landlord at least four months in advance, the tenant at least two (article 10).
• The right to leave early. After six months the tenant may end the contract with 30 days’ notice (article 11). Compensation — one month’s rent per remaining year — can be claimed only if the contract says so.
• Money at move-in. One month in advance, a fianza of one month’s rent (article 36.1) and an additional guarantee of no more than two months (article 36.5). Anything above that is unlawful.
• Indexation. For contracts signed after 26 May 2023 the ceiling is not inflation but the IRAV index published by the national statistics institute. The exact figure can be checked with the housing ministry’s calculator, and the contract should state that increases follow it.
• Charges. Who pays the community fees, refuse tax and IBI must be in writing with an annual amount; otherwise they stay with the landlord.
• Agency fee. Since May 2023 the owner pays it. Being asked for it as a tenant is a reason not to sign.
• Inventory and meters. Photographs of the condition, a list of furniture and appliances, and meter readings on the day you move in — attached to the contract. Without them the tenant loses any deposit dispute.
• The energy label. A copy of it is part of the contract; if it is missing, ask for it to be attached.

The deposit is returned within a month of handing back the keys, and late return earns interest (article 36.4). Always get a receipt for the keys.

Where to look for housing

Finding housing in Spain on your own from abroad can be difficult. We recommend using estate agencies, online services or listings. Let us look at the pros and cons of each option in more detail.

Estate agency

An estate agency is worth trying if you know exactly what kind of housing you need. Agency staff have access to the full database and can quickly shortlist properties to match your wishes. They take into account the size of the flat, its location in the city, your budget and the amenities you want.

Most likely, you will be offered several rental options. The agency staff can also advise you on prices and neighbourhoods, which will help you make the best decision.

The agency fee is paid by the landlord, not the tenant: this has been the case since 25 May 2023, when the amendment was introduced by the Housing Act. Agencies used to charge the tenant one month’s rent for finding a flat plus VAT, sometimes 10% of the annual rent. If such a demand is made today, it contradicts the law.

Rental websites

Listings from private owners and agencies are gathered on several portals. For long-term rentals people look at the first three; for housing for the first months without a viewing, at mid-term rental services. Terms as of September 2026:

On idealista, fotocasa and milanuncios you contact the owner or agency directly and pay only the rent. No-viewing services charge for holding your first payment: Spotahome and HousingAnywhere release it to the landlord 48 hours after you move in, and Spotahome gives you 24 hours to report that the property differs significantly from the listing. The fee is charged for this protection.

Friends and acquaintances

Another way to search is through friends and acquaintances living in Spain. Sometimes finding a rental through people you know is easier than talking to a string of landlords. But even with this method you will still need to sign an official contract.

Over the long run, renting does not always come out ahead: with a deposit of 30% or more, the payment on a mortgage in Spain often turns out lower than the rent for the same flat. To compare both figures with your other expenses, use the calculation of how much money you need to live in Spain.

If you want to rent a room or a house for the long term, a conversation between the landlord and a guarantor, close relative or acquaintance will reassure the landlord that you can pay.

How to rent a room in Spain

A room in a shared flat is the cheapest way into renting and a common choice for the first months. According to the idealista report for the second quarter of 2026, the average price of a room nationwide is €425 a month, 1% more than a year earlier:

Prices are from the idealista report of 24 August 2026. The supply of rooms grew by 12% over the year, fastest in Valencia, Alicante and Madrid.

Where to look. The rooms section on idealista and fotocasa, the badi app, the milanuncios board, and for the first months without a viewing — Spotahome, HousingAnywhere and Uniplaces. The websites are compared in the table above.

Which law applies. The Tenancy Act (Ley 29/1994) protects leases for permanent residence: the five-year term, annual extensions, the deposit cap. According to the prevailing case law, it does not apply to renting a room with a shared kitchen and bathroom: the parties’ contract and the Civil Code govern instead. So the minimum term and statutory extensions under the Tenancy Act are not guaranteed when you rent a room, and everything that matters should be written into the contract: the term, the price, the deposit, what the rent includes and how you move out. The Supreme Court has no single position on this, and some courts apply the Tenancy Act to a room rented as a permanent home.

Can you register at a rented room? Yes. Municipal registration (empadronamiento) reflects the address where a person actually lives and does not depend on ownership or the terms of the lease. A private contract for a room can prove residence. If other people are already registered at the address, the town hall will ask for written consent from one of the adults registered there. If the owner objects, the town hall may verify residence itself, for example through the local police, and register you without their consent. A sublet ban in the contract does not affect registration. The town hall replies within three months, and silence means approval. The rules are set out in the INE instructions on managing the register of 17 February 2020 and in the guidance of the Population Register Council. How registration itself works is explained in the article on empadronamiento.

Housing for the first months: short stays and 1–3 months

A long-term contract is hard to sign without a Spanish bank account, an NIE and a payment history, so people usually spend the first weeks in short-term accommodation. Each option has its own consequences for your paperwork.

• By the night or for a couple of weeks — Airbnb, Booking, tourist accommodation (vivienda de uso turístico). The Tenancy Act does not apply; the region’s tourism rules do. Registering on the basis of such a booking is practically impossible: town halls do not accept temporary or tourist contracts shorter than six months for registration.
• For 1–3 months — a seasonal lease (arrendamiento de temporada) through Spotahome, HousingAnywhere or directly. Article 3 of the Tenancy Act classifies it as a lease not for permanent residence, so it has no five-year term and no extensions. A three-month contract is not suitable for registration either.
• For 11 months — a seasonal lease for this term, for example while working remotely, may be suitable for registration, but the town hall may check that you actually live there.

Hence the practical order: a short-term rental for the first weeks, while you look for housing on a long-term contract or at least for six months or more, and only then registration. Registration is needed for a health card and for renewing your residence permit, and your address in Spain goes on the foreigner’s card application — more in the article on the TIE card in Spain.

Registration numbers in listings. From 1 July 2025, short-term rental listings on platforms were supposed to show a number from the national register (Real Decreto 1312/2024). On 19 May 2026 the Supreme Court annulled this register: housing and tourism are regional powers. There is no longer a mandatory national number, while tourist accommodation keeps its regional register number. The reform of seasonal and room rentals (Real Decreto-ley 26/2026 of 29 September 2026) is not in force: on 2 October 2026 the Congress of Deputies repealed it (BOE-A-2026-20526). The previous rules apply.

How to avoid rental scams

The National Police regularly warn about the same schemes:

• the listing is copied from someone else’s or the photos are AI-generated, and the price is below market;
• you are asked for the first month and a deposit “to reserve” before a viewing;
• the owner is “abroad at the moment”, asks for an international transfer and rushes you: “other people are interested, decide within 24 hours”;
• as a “guarantee”, they send a photo of their ID document.

The rules are simple: do not pay before a viewing in person or by video, message and pay only within the platform and by card, and do not send money through money transfer services. Who really owns the flat is shown by an extract from the property register, the nota simple, which you can order online for about €11. If you have paid for a property that does not exist, report it to the police or the Guardia Civil. You can have the contract and the owner’s documents checked before paying as part of our property search service in Spain.

How a comunidad de propietarios works, which debts of the previous owner follow the property and what majority bans tourist letting is covered in comunidad de propietarios in Spain.

Frequently asked questions

How much does it cost to rent a flat in Spain?

In August 2026, according to idealista, the national average was €15.1 per square metre per month, 5.8% higher than a year earlier. A 70 m² flat at the average rate costs about €1,060 a month; in Madrid and Barcelona rates are higher, around €23–24 per square metre.

How much do you pay when signing a rental contract?

No more than four months’ rent: the first month, a deposit (fianza) of one month’s rent and an additional guarantee of no more than two months’ rent. By law, agency services and contract preparation are paid for by the landlord.

How long is a housing rental contract?

The parties choose the term, but a housing contract shorter than five years — or seven if the landlord is a company — is extended by law each year up to that term. After that, if no one gives notice of termination, it is extended for up to three more years.

Can I move out before the contract ends?

Yes, if you have lived there for at least six months and given the landlord at least 30 days’ notice. The contract may provide for compensation — no more than one month’s rent for each remaining year.

How much does it cost to rent a room in Spain?

According to the idealista report for the second quarter of 2026, €425 a month on average. In Barcelona about €600, in Madrid and Palma about €550, in Málaga and Bilbao about €450.

Can I register at a rented room?

Yes. Registration depends on where you actually live, not on ownership. If someone is already registered at the address, you need written consent from one of them; if the owner objects, the town hall can verify residence itself.

Can I register with a short-term rental contract or an Airbnb booking?

Practically not. Town halls do not accept temporary or tourist contracts shorter than six months for registration. An 11-month contract may be suitable, but the town hall may check that you live there.

Which websites to use to find housing in Spain?

For long-term rentals — idealista, fotocasa and habitaclia, private listings are also on milanuncios, and for rooms also badi. When renting housing, the agency fee is paid by the landlord. Spotahome, HousingAnywhere and Uniplaces offer housing for months ahead without a viewing, but they charge the tenant a fee.

Does a tenant have to buy rent non-payment insurance?

No. The Urban Leases Act expressly prohibits requiring the tenant to take out non-payment insurance. The landlord can insure themselves, and may ask you for a one-month deposit and an additional guarantee of no more than two months’ rent on a lease of up to five years.