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Manilva rental yields: 5-7% gross short-let, 3-5% long-let. Worked net yield calculation for a €296K apartment. Honest numbers, not marketing figures.
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Gross rental yields for well-located property in Manilva range from 5% to 7% for short-let (holiday rental) and 3% to 5% for long-let (12-month contracts). These are credible figures based on Directimo's Costa del Sol yields data and comparable properties in the area.
But gross yield isn't what you keep. After management fees, taxes, community charges, and maintenance, the net yield is meaningfully lower. Most websites quote gross. We'll give you both.
| Item | Annual amount |
|---|---|
| Gross rental income (€1,400/month × 75% occupancy × 12 months) | €12,600 |
| Gross yield on purchase price | 4.3% |
| Less: management fees (18%) | -€2,268 |
| Less: community fees | -€1,800 |
| Less: IBI property tax | -€800 |
| Less: building insurance | -€400 |
| Less: maintenance and repairs | -€1,000 |
| Less: non-resident income tax (24% of gross, non-EU) | -€3,024 |
| Net annual income | €3,308 |
| Net yield on total acquisition cost (€336,563) | 1.0% |
| Item | Annual amount |
|---|---|
| Gross rental income (€950/month × 12 months) | €11,400 |
| Gross yield on purchase price | 3.9% |
| Less: management fees (10%) | -€1,140 |
| Less: community fees | -€1,800 |
| Less: IBI property tax | -€800 |
| Less: building insurance | -€400 |
| Less: maintenance | -€600 |
| Less: non-resident income tax (24% of net, non-EU) | -€1,598 |
| Net annual income | €5,062 |
| Net yield on total acquisition cost | 1.5% |
EU residents pay 19% tax on net income (after deductible expenses) rather than 24% on gross, significantly improving net yield.
Most property websites advertise gross yields of 5% to 7% without deducting a single cost. This is technically accurate but practically misleading.
The gap between gross and net is where investor expectations meet reality. Understanding this gap before you buy is the difference between a successful investment and a disappointing one.
BlancaReal builds detailed financial models for every property we recommend. No surprises after purchase.
For the western Costa del Sol, a net yield above 2% from rental income alone is credible and sustainable. The real return comes from combining modest rental income with capital appreciation of 5% to 10% annually.
A €296,010 Nylva apartment that nets €5,000 per year in rental income while appreciating 7% in value delivers a total return of approximately €25,700, or 7.6% on your total investment. That's the complete picture.
Book a consultation with BlancaReal for a yield calculation specific to your chosen property and tax situation.
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Questions answered
Gross yields of 4% to 7% are achievable. Net yields after all costs are typically 1% to 3%. Total returns including capital appreciation can reach 6% to 10% annually.
As a gross yield, yes, for well-located properties with short-let at good occupancy. As a net yield, it would be exceptional and unlikely after all costs are properly deducted.
Start with gross rental income, then deduct management fees (15-20%), community fees, IBI tax, insurance, maintenance, and non-resident income tax. Divide the remainder by your total acquisition cost including purchase taxes and fees.
Management fees (15-20%), community fees (€100-200/month), IBI property tax (€500-1,200/year), insurance (€300-500/year), maintenance (€500-1,000/year), and non-resident income tax (19% EU or 24% non-EU).
Yes, significantly. EU residents pay 19% on net income (after deductible expenses). Non-EU residents pay 24% on gross income with no deductions.
For well-managed short-let properties in good locations: 70% to 85% annual occupancy. Peak season (June to September) can reach 90% or more. Shoulder seasons deliver 50% to 70%.
Short-let produces higher gross income but significantly more costs. Long-let is simpler with lower costs but lower gross income. For most non-resident investors, long-let delivers a more predictable net return.
Short-let: approximately €100 to €150 per night in peak season, €60 to €90 in shoulder season. Long-let: approximately €900 to €1,100 per month for a modern two bedroom apartment.
If you can't obtain a VFT licence, you're limited to long-let. This reduces gross yield but also reduces costs and management complexity. Properties with existing VFT licences become more valuable.
Combining 1% to 3% net rental yield with 5% to 10% annual capital appreciation, total returns of 6% to 12% are realistic for well-chosen western Costa del Sol property.
If your income is in pounds or dirhams and your costs are in euros, exchange rate movements affect your real returns. Consider using a forward contract to lock in rates. BlancaReal can introduce currency exchange specialists.
Yes. We build detailed financial models for every property we recommend, including all acquisition costs, running costs, tax obligations, and projected rental income. No surprises.
We use Directimo's Costa del Sol yields report, Idealista price data, AENA airport passenger statistics, and our own comparable rental data from properties we have placed.
Manilva offers higher gross yields (5-7% vs 4-6%) at a significantly lower entry price. Estepona offers stronger capital appreciation. For yield-focused investors, Manilva is the stronger proposition.
You still pay IBI tax, community fees, and non-resident imputed income tax (based on the cadastral value, even if the property sits empty). This is why choosing a property with strong rental demand is critical.
Still have questions?
Book a consultation or message us on WhatsApp. We give practical guidance, not sales pitches.