The real ranges, no hot air
In Benidorm, a 2-bedroom apartment in a sought-after area, well presented and with rates adjusted daily, typically brings in between €15,000 and €27,000 gross per year. The range is wide because location matters enormously: the same flat performs very differently on the Levante seafront than on an inland street, and a penthouse with a terrace isn't playing in the same league as a first-floor flat with no views.
These figures don't come from a generic market report: they come from the actual occupancy and rates of the properties we manage. That's why the calculator on this page asks for your address — because the area changes the answer.
What it depends on (in order of importance)
Not all factors carry the same weight. These are the ones that genuinely move the final figure:
- Location and distance to the beach: the number one factor in Benidorm.
- Bedrooms and capacity: more legal guest places, higher nightly rates.
- Pricing management: a flat year-round rate gives money away in high season and scares off bookings in the low season. Dynamic pricing adjusted daily easily makes a 15-25% difference.
- Portal coverage: listing on only one or two portals leaves bookings on the table. We publish on more than 200.
- Photos and reviews: they win the click and let you sustain higher rates.
- Extras that add up: a pool, a terrace, air conditioning in every room, parking, and accepting well-managed short stays.
Gross isn't net: the costs you need to deduct
Before talking about profitability, you need to deduct the running costs from gross income. The main ones: cleaning and laundry between stays, utilities (electricity, water, internet), the IBI (Spanish council property tax) and refuse charge, insurance, portal commissions, minor repairs and replacements, and the management fee if you outsource the day-to-day.
A prudent estimate for an active holiday let in Benidorm puts those costs at around 25-35% of gross income, depending on the volume of stays. Even so, in high-demand areas the comparison with a long-term let usually comes out clearly in favour of holiday letting — with the added bonus that the property stays free for your own use whenever you want it.
Benidorm's seasonality works in your favour
Benidorm is not a three-month destination. July and August practically fill themselves, but spring and autumn keep occupancy high thanks to British and northern European visitors, and winter has its own market of long stays from European retirees escaping the cold. That flat curve is why Benidorm's annual numbers stand up against almost any destination in Spain.
The practical consequence: a property that only lets in summer is leaving half the money on the table. The difference between running it for three months and running it for twelve is, quite literally, double the result.
Work out your own case with real data
The calculator below uses the real average occupancy and rates from our portfolio, by area and number of bedrooms. Enter your address and you'll get an honest annual estimate — no sign-up, no obligation. If you'd like the month-by-month breakdown, we'll send it to you by email.