How to rent a flat in Spain

When moving to Spain permanently, a foreign national needs to rent a flat long-term. But even on a simple seaside holiday, tourists need somewhere to come back to after walks and swimming for 2–3 weeks. To avoid unpleasant surprises, it pays to learn how renting works in Spain. In this article we look at how to rent a flat in Spain, how to sort out the paperwork and where to find accommodation for a long or short stay.

How much it costs to rent a flat in Spain

Rental prices for flats in Spain are quoted in listings per square metre, not for the whole flat. The national average in June 2026 was €15.3/m², up 4.2% on the year. Across regional capitals the spread is twofold:

The rates come from the idealista rental index for June 2026. The third column is not their figure but simply the rate multiplied by 70 m², which makes it easier to estimate the monthly payment. The real price depends on the neighbourhood, floor, furniture and condition of the flat, and within one city listings vary by a factor of one and a half to two.

Barcelona stands out in this list: it is the only expensive capital that got cheaper over the year, by 3.9%. Tarragona, Girona and San Sebastián also got cheaper. Everywhere else prices rose.

The latest national figure: in August 2026 the average rate, according to idealista data, was €15.1/m², 5.8% higher than a year earlier.

How much you will need for living costs on top of rent is covered in our 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 useful to know it: in Spain a landlord cannot demand as much as they like when you move in.

Fianza: exactly one month’s rent. This is not a suggestion but an obligation for both parties: the tenancy law (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 additional 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 “a deposit six months in advance” contradicts this rule.

The agency fee is not your concern. Since 25 May 2023 the costs of agency services and drawing up the contract are borne by the landlord (Ley 12/2023, Article 20). If an agency asks you for a month’s rent “for finding the flat”, this is directly contrary to the law.

So the ceiling when moving in is: one month in advance + fianza + up to two months’ additional guarantee = a maximum of four months’ rent, and not a single euro to the agency.

When the deposit is returned. If the fianza has not been returned a month after the keys are handed back, statutory interest accrues on it (Article 36.4). This is the argument worth making in writing if the landlord is slow to return it.

Required documents

To sign a contract you need to provide 3 documents:

• proof of identity: a passport of Russia or another country;
• the foreigner’s personal identification number issued by the Spanish immigration authorities, the NIE;
• documents proving the tenant’s ability to pay: proof of income for 3 months or a bank statement.

These documents are needed for a long-term let. If you rent a flat by the day, your personal number and proof of identity will be enough.

The first two points are best dealt with in advance: get your NIE before looking for housing, and bank statements are accepted only from a local bank; how a non-resident can open one is described in our guide to opening a bank account in Spain.

The rental contract

A rental contract is drawn up to document the agreement between landlord and 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 sets out in writing all the rules for living in the property and the amounts for possible expenses.

This approach removes potential disputes over damaged property. The contract states 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 going to court.

A signed contract is not only needed 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.

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 annually by law up to that term; more on this below, in the section on types of contract.
• Rent. A dedicated field states the monthly rent for the property. It is written in euros. It is followed by the payment method and timing.
• Deposit and guarantees. The fianza is one month’s rent; the additional guarantee is no more than two months’ rent. The deposit is returned after you move out, minus any proven damage; if it is not 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 usually handles minor repairs and 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 property. This protects the owner against theft or damage.
• Early termination. 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 of no more than one month’s rent for each remaining year, pro rata for part of a year (Ley 29/1994, Article 11).

When signing a lease, check the condition of the furniture, rooms and yard, and note the currency of payment. This will prevent unpleasant situations and ensure a peaceful 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 property, and the cost of basic repairs is also the landlord’s responsibility. If the tenant causes damage, they pay for the repairs.

If you intend to use the flat not only to live in but also to work from home, this should be written into the rental contract. Keeping pets is also stated in the document. If your pet is moving with you, you will first need to deal with border formalities; the microchip, pet passport and certificates are described in our guide to taking a pet abroad. Hours for receiving visitors and permission for them to stay overnight must be agreed with the landlord and documented in writing.

The owner’s main right is to receive rent on time and to terminate the contract if the tenant fails to meet its terms. The landlord also has the right to show the property to new tenants a few weeks before the contract ends. A separate case is when the tenant has stopped paying and will not move out: the contract turns from protection into a problem, and the owner’s course of action is different. We have explained what to do if tenants stop paying and do not 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 rental contract

• Housing lease (arrendamiento de vivienda): for permanent residence. The parties choose the term themselves, but if the contract is for less than five years (seven if the landlord is a company), it is extended annually by law until that term is reached, unless the tenant gives notice at least 30 days in advance (Ley 29/1994, Article 9).
• Seasonal lease (arrendamiento de temporada): for temporary stays, such as the summer, studies or a business trip. The five-year extension rule does not apply to it, so it is not suitable for a permanent move.

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, and so on for up to three years in a row (Article 10). There is no need to re-sign the contract or have it certified anywhere for this.

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’s look at the pros and cons of each in more detail.

Estate agencies

An estate agency is worth trying if you know exactly what kind of housing you need. The agency’s 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’s staff can also advise on prices and neighbourhoods, helping 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, under an amendment introduced by the housing law. Previously agencies charged tenants a month’s rent for finding the property plus VAT, sometimes 10% of the annual rent. If you hear such a demand today, it is contrary to the law.

Property search services

Here are some popular property search services in Spain:

• Engel & Volkers. An international service that lets you find any kind of property in Barcelona, Madrid, Valencia and Alicante.
• Lucas Fox. The company helps find luxury properties. Its offices are in Spain’s main cities, and its main focus is high-income clients.
• Savills Aguirre Newman. An international service for finding flats and villas. It lets you find a flat not only in Spain but also in neighbouring European countries.
• Tecnocasa. A service founded by a Spanish entrepreneur. It lets you find a great flat in any Spanish city for any budget and family size.

To choose the best property search service, read online reviews and listen to recommendations from acquaintances and friends living in Spain. It is best to use a service that offers flats or villas in most towns, including small ones.

Listings

There are many online services where private landlords in Spain post listings. And this is much cheaper. Here are the main ones:

• Idealista. The largest online service, where you will find listings from estate agencies and individual landlords. It has listings for flats and houses anywhere in Spain without intermediaries, including Torrevieja and Alicante.
• Spotahome. On this platform you can not only get the landlord’s phone number but also book a flat by the day online. It offers apartments for short- and long-term rent.
• Fotocasa. A platform similar to Idealista, but with a wider choice of flats, villas and rooms. It also has special tools to help clients get a sense of rental prices and amenities.
• Habitaclia. A large listings portal, especially popular in Catalonia: flats and houses for rent and for sale from agencies and private owners.

Online listings are worth browsing if you are looking for a cheap flat or a mid-priced villa.

Acquaintances

Another option is to search through acquaintances and friends living in Spain. Sometimes it is easier to find a rental through people than to talk to a series of landlords. But even with this approach you will need to sign a formal contract.

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

If you want to rent a room or house long-term, a word from a guarantor, close relative or acquaintance will convince the landlord that you can pay.

Frequently asked questions

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

In August 2026 the national average rate, according to idealista, 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 need to 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 drawing up the contract are paid for by the landlord.

For how long is a housing lease signed?

The parties choose the term themselves, but a housing contract shorter than five years (or seven if the landlord is a company) is extended annually by law up to that term. After that, if nobody gives notice of termination, it is extended for up to three more years.

Can you move out of a flat early?

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

Where to look for a flat to rent in Spain?

On the Idealista, Fotocasa and Habitaclia portals, which have listings from both agencies and private owners, and through estate agencies. When renting housing, the agency fee is paid by the landlord.