How Much Does a Holiday Apartment Earn in Marbella? Real 2025 Figures
«How much will my apartment make?» is the first question every owner asks us, and most answers online are either a sales pitch or a guess. This one uses neither. Below are the real 2025 figures from the holiday apartments we managed in Marbella and Puerto Banús (57 properties under management as of September 2026), taken from our booking system for the full year, and an honest explanation of what they mean for a single property.
Our 2025 portfolio in numbers
| Revenue managed | €2.34 million |
| Bookings | 1,567 |
| Average daily rate (ADR) | €216 per night |
| Average annual occupancy | 55% |
| Occupancy in August | 87.9% |
| RevPAR (revenue per available night) | €134 |
| Guest rating | 4.79 / 5 from 1,874 reviews (Revyoos) |
Two of these matter more than the rest. ADR is what a night sells for; occupancy is how many nights sell. Multiply them and you get RevPAR, the fairest single measure of how hard a property is working: €134 for every night of the year, booked or not.
The year, month by month
| Month | Occupancy | ADR |
|---|---|---|
| January | 46% | €104 |
| February | 51% | €102 |
| March | 42% | €105 |
| April | 49% | €168 |
| May | 58% | €204 |
| June | 65% | €237 |
| July | 71% | €353 |
| August | 88% | €342 |
| September | 56% | €209 |
| October | 47% | €150 |
| November | 41% | €244 |
| December | 42% | €125 |
What the curve teaches:
- The nightly rate moves 3.5× across the year, from about €102 in February to €353 in July. A fixed price all year leaves money on the table in summer and loses bookings in winter.
- Peak occupancy and peak price are different months. August is fullest, July is most expensive.
- Winter is not zero. November ran at only 41% occupancy but at €244 a night: there is premium off-season demand if the property is priced and marketed for it.
- Spring and September are where good management shows. Anyone can fill August. The difference between an average and a strong year is made in April, May, June and September.
What that means for one apartment
Portfolio averages hide a lot of variation: bedrooms, location, view, pool, condition and reviews all move the numbers. As a starting point, these are the nightly rates our owner calculator uses, with the portfolio’s 55% occupancy (about 200 nights a year):
| Apartment | Average nightly rate | Gross revenue at ~200 nights |
|---|---|---|
| 1 bedroom | ~€150 | ~€30,000 |
| 2 bedrooms | ~€216 | ~€43,000 |
| 3 bedrooms | ~€320 | ~€64,000 |
| 4 bedrooms | ~€430 | ~€86,000 |
Location shifts these further. In our model, Puerto Banús runs about 15% above the base and the Golden Mile about 12% above, while Marbella centre runs about 10% below. A sea view, a good pool and strong reviews push a property to the top of its range; a tired interior or poor photos push it to the bottom.
Who pays the most
Where guests come from changes what a night is worth. In 2025, UK guests were our biggest market by revenue (€314,588 at an average €240 a night), but guests from Saudi Arabia paid the highest rates, averaging €417 a night, and US guests averaged €309. Families made up 47% of our guests. Properties set up for larger groups and longer summer stays are the ones that capture this high-value demand.
From gross to net: the costs to budget for
Gross revenue is not what you keep. Before comparing offers or making an investment decision, budget for:
- Channel commissions: booking platforms charge the host a percentage of each booking. Direct bookings through a manager’s own website avoid most of this, which is why a strong direct channel matters (34% of our 2025 bookings came direct).
- Management fee: ours starts at 10%, commission-only, with no fixed monthly fee. Check exactly what any manager’s fee includes.
- Cleaning and laundry between stays (often charged to the guest as a cleaning fee).
- Running costs: electricity, water, internet, community fees, IBI (property tax), insurance and maintenance.
- Taxes on the rental income, which depend on whether you are resident in Spain.
- The tourist licence (VUT, formerly VFT) and its registrations, without which you cannot legally rent to holidaymakers.
Any estimate that quotes you a single «you will earn X» figure without asking about your property, and without mentioning these costs, is a promise, not a number.
How to get a real figure for your property
We built an owner portal with the full 2025 data and a free valuation tool. Tell us the area, bedrooms and features and we will give you an estimate grounded in what similar properties in our portfolio actually earned, not in an average from the internet.
- Request a free valuation of your property
- See our verified 2025 results
- The month-by-month curve in detail
The owner portal is currently in Spanish; our team replies in English, Spanish and French. You can also read how we work on our rent your property page.
Frequently asked questions
What occupancy can I expect for a holiday apartment in Marbella?
Across our portfolio, 55% over the year in 2025, ranging from around 41–46% in the quietest winter months to 88% in August.
What is the average nightly rate in Marbella?
Our 2025 portfolio average was €216 a night, from about €102 in February to €353 in July. Bedrooms, location and features move individual properties well above or below that.
Is holiday letting more profitable than a long-term rental?
Usually in gross terms, but it has higher costs and needs active management and a tourist licence. Compare both on net figures for your specific property.
