7 things to look out for when renting in Malaga

Once you’ve found a potential apartment in Malaga, there are several important factors to consider before committing.

From building quality to contract types and common scams, understanding the local rental landscape can save you money and stress.

Here are the 7 most important things to watch out for when renting in Malaga, particularly for newcomers and foreigners.

1. Understanding different types of rental contracts

Before signing a contract, it’s crucial to understand the different types of rental properties commonly found in Malaga, as they come with very different conditions, prices and levels of protection:

• Long-term residential rentals, known as vivienda habitual, are intended as your main home and are usually offered with one-year contracts that can be renewed for up to five years. These provide the strongest legal protections and are generally the best option if you plan to settle in Malaga.
• Seasonal rentals (contrato de temporada) are often used for students, temporary workers or people staying several months. These contracts, which can last up to 11 months, provide fewer tenant rights and are sometimes used to circumvent long-term rental regulations.
• Holiday or tourist lets are licensed short-term rentals aimed at visitors. These are not suitable for long-term living and usually come with higher monthly costs.
• Room rentals (habitaciones) in shared apartments are often cheaper, but conditions vary widely and contracts are sometimes informal.

Knowing the type of rental you’re dealing with helps you assess your rights, costs and the level of security for your stay.

2. Building quality and insulation standards

Many apartments in central Malaga are located in older buildings. Construction standards are often lower than in Northern Europe, particularly for insulation and soundproofing.

If a property lacks double glazing or adequate insulation, it’s likely to be cold in winter and extremely hot in summer. This can result in high electricity bills if heaters or air conditioning are used frequently.

When viewing a property, check the windows carefully and ask about average utility costs. In some cases, poorly insulated flats can see electricity bills rise significantly during peak summer and winter months.

3. Exterior vs interior apartments

Property listings in Malaga, and across Spain, usually specify whether an apartment is exterior or interior.

Exterior apartments have windows facing the street. These apartments are brighter, but can be noisy and hotter during the summer.

Interior apartments, meanwhile, have windows facing a patio or inner wall. These are often darker, but quieter and sometimes cooler.

Brightness is important, but so are temperature and noise, especially in busy central areas such as the historic centre or neighbourhoods near popular nightlife spots.

Consider your priorities and, if possible, visit the property at different times of day to assess noise levels.

4. The student rental premium

Many landlords in Malaga prefer to rent exclusively to students. These listings often come with higher prices, known informally as the “Erasmus surplus”. The demand from international students, particularly during the academic year, allows landlords to charge inflated rates.

In addition, student contracts are frequently short-term, and tenants may be required to leave during the summer months so the property can be re-let to tourists.

This practice maximises landlord income but creates instability for tenants.

Always check the contract length and conditions carefully, and be aware that student-focused areas such as Teatinos often have different market dynamics.

SEE ALSO: How to avoid the most common rental scams in Malaga

5. Utilities and real living costs

Utilities are rarely included in the rent. Electricity costs can be high, particularly in poorly insulated apartments that rely heavily on air conditioning during Malaga’s long, hot summers.

Water and gas bills are generally lower, but they should still be factored into your budget.

Fibre internet is widely available across Malaga, but availability should always be confirmed before signing a contract, especially if you work remotely. Some older buildings may have limited infrastructure, so it’s worth checking with current residents or the landlord about connection speeds and reliability.

When calculating your true monthly costs, add at least €80 to 150 for utilities and internet on top of your rent. However, this can vary considerably depending on the property and your usage.

6. Timing your property search

The hardest period to find a rental is June to September, when tourism peaks and many properties switch to short-term lets. Competition is fierce, prices are at their highest and landlords often prefer lucrative tourist bookings over long-term tenants.

Therefore, the best months to search are usually September to November or January to March. During these periods, availability is higher and prices can be slightly more negotiable.

If you have flexibility in your move date, timing your search outside the peak summer season can give you significantly more options and better value.

SEE ALSO: Do you need an estate agent to rent in Malaga?

7. Legal protections and your rights

Spanish rental law provides strong protections for long-term tenants, but only if you have the right type of contract. Under a vivienda habitual contract, landlords cannot arbitrarily raise rent during the contract period, and you’re entitled to remain for at least one year, with the option to extend for up to five years in many cases.

However, seasonal contracts and informal arrangements offer far less security. Before signing anything, ensure you understand your rights regarding notice periods, rent increases, deposit return, and contract termination.

Generally speaking, it’s advisable to have the contract reviewed by a Spanish-speaking friend or legal adviser if you’re not fluent in Spanish.

Michael Fee

Michael is a Scottish property specialist who has called Malaga home since 2019. With experience managing short-term rentals, he knows what makes a property stand out and what makes it a smart investment. Now, he helps clients find homes or investment opportunities across the Costa del Sol, from Malaga to Nerja and Estepona. For expert guidance, contact him at property@malagaguru.com.