Four services, one name
Property management is not a regulated profession in Spain. There is no title, no compulsory register and no official fee scale. The name therefore tells you little; the contract tells you everything. In practice there are four models, each with very different responsibilities.
| Model | Who pays | Indicative fee (as of 2026) | What it covers | What it does not cover |
|---|---|---|---|---|
| Key holding | Owner | €60–150 a month, or €25–50 per visit | Keys, letting in tradespeople, inspection visits | Tenants, rent collection, bookings |
| Long-term letting | Owner | 5%–10% of the rent plus VAT (often 8%), plus half to one month's rent for finding a tenant | Screening, contract, rent collection, repairs | Your tax return, the risk of non-payment |
| Holiday letting | Owner | 18%–30% of revenue plus VAT (usually 20%–25%), plus the booking channel's commission | Listings, pricing, guest contact, cleaning, maintenance | Your licence and your taxes |
| Building administration | The owners' community | €8–20 per unit per month | Budget, meetings, common areas | Nothing inside your flat |
For holiday letting, one question decides the real cost: is the percentage calculated on what the guest pays, or on what arrives after the channel's commission? Have this written into the contract with a worked example. For long-term letting, Spain's Urban Leases Act (LAU) places management and contract costs on the landlord, so an offer in which "the tenant pays" does not hold.
Your manager is not the building administrator
The administrador de fincas is appointed and paid by the owners' community. He looks after the building, not your flat, and owes you nothing. Your own manager, in turn, has no vote at community meetings unless you give him a written proxy for each meeting. Many managers offer this for around €50–120.
This matters: since April 2025 a community can restrict or prohibit holiday letting with a three-fifths majority of owners and shares. Such a decision is taken at a meeting you will usually not attend.
What always stays with you
- Tax return. As a non-resident you declare rental income on the Spanish non-resident tax form, Modelo 210. As of 2026 the rate is 19% for residents of the EU, Iceland, Norway and Liechtenstein, with expenses deductible; for everyone else it is 24% of gross income, with no deductions. A manager can have the return prepared by an authorised adviser, but if it is not filed, the tax office comes to you.
- Tourist registration. In Andalusia the registration is held in the name of whoever operates the property: you or the manager. If it is in the manager's name, the number leaves with him. Keep it in your own name where possible. Since 1 July 2025 a national registration number has also been required to advertise.
- Insurance. You are the policyholder. A standard home policy does not always cover holiday letting.
- Non-payment. Unless you have agreed a rent guarantee, arrears are your risk.
A tax representative is generally not required for residents of the EU and EEA. Take advice on your own situation from an independent tax adviser.
What to check in the contract
- The basis on which commission is calculated, with a worked example.
- Sole letting rights are reasonable, but not for bookings you bring in yourself. Reserve four to six weeks of own use.
- A twelve-month term with 30–60 days' notice. Be cautious with 24–36 months and 90 days or more.
- A limit up to which the manager may order repairs without asking you, usually €200–400, and openness about any mark-up.
- A separate account for deposits and prepaid bookings, and a monthly statement per booking.
- On termination: confirmed bookings pass to you, and the manager only earns commission on stays that have already taken place.
Worked example: one flat, two ways of managing it
A 78 m² two-bedroom flat in Fuengirola, bought for €286,000. The owner lives in an EU country and may therefore deduct expenses and depreciation. The figures are indicative.
- Gross revenue: €15,600 for long-term letting, €26,700 for holiday letting.
- Booking channel commission: none, against €4,005.
- Management including VAT: €1,510, against €5,492.
- Net after tax: €10,447, against €10,100, and €8,900 after a provision for replacing furniture.
- Indicative net yield: 3.7%, against 3.1%.
Holiday letting brings in 71% more revenue here but roughly the same net result, while also requiring around €12,000 of furnishing. A single month without a tenant in the long-term scenario makes the two almost equal. For long-term letting, a manager at around 8% usually pays for himself; in holiday letting, a manager at 20%–25% takes a large share of the extra income. For more background, see holiday versus long-term letting, the tourist licence and long-term letting.
CostaVista guides you in choosing how to let your property and in assessing a management proposal, together with our local partners. That way you know in advance what a manager does, what it costs and what remains your responsibility. Get in touch to discuss your situation.
General information, as of October 2026. This is not legal, tax or financial advice; for your own situation, consult an independent specialist.