How tourism and the seasons affect prices in coastal and island towns

Key rules

• Winter discount: Winter monthly lets in coastal and island resort areas are typically about 20–60 percent cheaper than summer rates, depending on the resort and the property.
• Canary Islands: The Canaries peak in winter, so the cheap season there is not the same as on the mainland coast.
• Seasonal contracts: A seasonal contract needs a genuine temporary reason, and the landlord must be able to show it.
• Biggest premium: Rent is where tourism raises costs most; supermarket groceries show little premium.

Prices and premiums are rough market estimates, so check current rents for your town in local listings before you plan.

The short version

In coastal and island towns, the month you search changes the price and what is free. Summer is dearest and scarcest. Winter is cheaper and easier. Tourist lets also take homes off the long-term market all year.

How big is the seasonal swing?

Landlords in tourist areas offer winter lets, running from September to June, at that 20–60 percent discount on summer rates. The size of the saving depends on the resort and the property.

As an example, a winter let of €600–€900 a month on the Costa del Sol, Costa Blanca, Mallorca or in a Canary town can become €1,500–€3,000 or more in July and August.

Nightly rates for hotels and holiday flats are often two to three times higher in peak summer than in winter in Mallorca, Ibiza and Menorca. Ibiza and Menorca barely open in winter, so choice is thin then.

The Canary Islands work the other way

The Canaries have a high winter season. Do not assume winter is the cheap time there. Tourist zones cost more for accommodation and dining, but general rents are lower than in many other tourist areas.

Where the tourist premium is biggest

Rent is where tourism pushes prices up most. Dining and hotels come next. Supermarket groceries show little premium.

• Islands and the big costas: the Balearics (especially Ibiza and Mallorca), Costa del Sol, Costa Blanca and Costa Brava. Rents, and above all seasonal and holiday rents, are often 20–50% above the regional average. Ibiza is the extreme case.
• Historic centres of big cities: Madrid, Barcelona, Seville, Málaga, Granada, San Sebastián and Palma. Restaurants in tourist squares are often 20–30% dearer.
• Ski and Pyrenean resorts: seasonal rent and accommodation.

These premiums are rough market estimates and are strongest in peak season and prime tourist zones.

Why it is hard to find a long-term home

Many landlords in tourist areas prefer a seasonal let (contrato de temporada) or a tourist let. They pay more and make it easier to get the home back. In places such as Málaga, Palma, Ibiza, Barcelona and the Canaries, seasonal listings have risen sharply, in some cities making up 10–30% or more of rental listings, while long-term listings fell.

Seasonal contracts are legally limited to genuinely temporary reasons, such as work, study or medical treatment, and the landlord must be able to show the reason. If you plan to live there all year, be wary of a landlord who offers only a seasonal contract. Ask for a normal long-term lease.

Tourist flats are concentrated in historic centres. In Sevilla, Málaga and Valencia they can be 15–25% or more of homes there, far above the city average. Expect fewer long-term homes and higher rents in those areas.

How to plan

• Search off-season. Autumn to spring gives more choice and lower prices in most places. Search in summer in the Canaries' quieter months instead.
• Start with a winter let if you need time to look. Use it to find a long-term home, since a winter let will usually not carry over into summer at the same price.
• Look slightly outside the centre. Streets away from the historic core or beach usually have fewer tourist lets and lower rents.
• Budget for the summer. If you rent a place that is cheap in winter, check in writing what happens to the rent from June.

The FAQ below covers groceries, seasonal lets, the Canaries and tourist-flat numbers.

Frequently asked questions

Do groceries cost more in tourist towns too?

No, groceries cost barely more in tourist towns, and supermarket prices show little difference. Rent is where the tourist premium is largest, followed by dining and hotels.

Why do so many landlords offer only seasonal lets?

Many landlords in tourist areas prefer seasonal or tourist lets because they pay more and make it easier to get the flat back.

Are the Canary Islands cheaper in winter like the rest of the coast?

No, the Canaries are not cheaper in winter, because winter is their high season and the busy time there. General rents are lower than in Baleares or the Costa del Sol, but tourist zones still cost more for accommodation and dining.

How many tourist flats are there in the big cities?

Spain has roughly 340,000-360,000 tourist dwellings. Málaga and Sevilla are around 3-4% of homes citywide, and historic centres can reach 15-25% or more. Barcelona's roughly 10,000 tourist-flat licences will end without renewal by 15 November 2028.