# Marbella Rental ROI Calculator

Plug in your property price + zone + rental strategy → instant calculation of:

- **Gross yield %** (zone-specific, AirDNA + Tinsa data anchored)
- **Annual gross rental income**
- **All costs deducted**: management fees + maintenance + IBI + community + IRNR tax
- **Annual NET income** after everything
- **Payback period** (years to break-even on net)







## Yield ranges by zone (2026 data)

### Long-term rental (12-month contract)

| Zone | Gross yield | Net yield |
|---|---:|---:|
| La Zagaleta | 1.4% | 0.9% |
| Cascada de Camoján | 2.1% | 1.5% |
| Sierra Blanca | 2.4% | 1.7% |
| Golden Mile | 3.1% | 1.8% |
| Sotogrande | 3.6% | 2.4% |
| Puerto Banús | 3.8% | 2.2% |
| Benahavís | 3.9% | 2.5% |
| Nueva Andalucía | 4.2% | 2.6% |
| Marbella Centro | 4.4% | 2.7% |
| San Pedro | 4.5% | 2.8% |
| Marbella East | 4.6% | 2.9% |
| Estepona | 4.8% | 3.1% |

### Holiday rental (VFT licence required)

Roughly **70-100% higher** gross yield than long-term, but:
- 35-50% vacancy (vs 10-20% long-term)
- 20-30% management fees (vs 8-15%)
- Andalucía VFT licence required since 2023
- Community can ban (some Marbella urbanisations have done so)

## Critical gotchas this calculator doesn't model

- **Capital appreciation**: Marbella prime appreciated 4-8%/year 2020-2025. Real return = net yield + appreciation, so a 2% net yield property might still deliver 8-10% total return.
- **Vacancy**: especially for holiday rentals, the 35-50% vacancy reality
- **VFT licence**: holiday rental without it is illegal in most Andalucía municipalities since 2023
- **Specific property variance**: same-zone properties can differ ±30% in actual yield based on view / floor / beach proximity

## Related reading

- [Investor Report — Marbella Yield Curve by Zone 2026](/investor-report-marbella-yield-curve-2026-en) — full forensic breakdown
- [Marbella Property Rental License Process — VFT Application](/article-marbella-property-rental-license-process-en)
- [Co-Investment Syndicate — How LPs Pool €5-15M Villa Acquisitions](/article-marbella-property-co-investment-syndicate-en)