The price difference between the two tourist giants of southern Gran Canaria is staggering. While San Bartolomé de Tirajana, the epicenter of Maspalomas, sees rental prices reach €22 per square meter, the pressure on Mogán is less, although both areas struggle with a limited supply of available housing. The gap of €6 per square meter between the two municipalities establishes two distinct economic realities in the south, although both share the structural challenge of balancing the high returns from tourism with the need to provide affordable housing for their residents and workers.
The rental market in southern Gran Canaria, dominated by tourist demand and service sector workers, exhibits a notable disparity between its two main coastal municipalities in November 2025. The data collected shows that San Bartolomé de Tirajana (which includes Maspalomas, Meloneras, and Playa del Inglés) operates under extreme price pressure, almost 40% higher than that recorded in Mogán (which includes Playa de Mogán).
The average price per square meter in San Bartolomé de Tirajana is a very high 22 euros. This municipality, characterized by its high density of vacation rental properties, has seen the average rental price reach 1.398 euros.
Fotocasa's analysis by property type reveals a remarkable uniformity in prices: A studio or one-bedroom apartment reaches €1.315. Two-bedroom apartments exceed the average, reaching €1.562, indicating high demand for functional spaces.
Prices reflect that the market operates within the luxury or high-premium range: a property larger than 100 m² rents for an average of €1.850. Furthermore, features considered essential in the island's climate penalize the tenant: a property with parking rents for €1.433, while having a terrace raises the price to €1.354.
With 221 active listings, San Bartolomé de Tirajana, despite its high prices, offers a significantly larger number of rental properties than its western neighbor. In contrast, the Playa de Mogán area—whose data reflects the municipality of Mogán due to a lack of sufficient statistical data—presents a less competitive situation. The average rental price is €16/m², with an average property value approaching €1.249.
Although the price per square meter is substantially lower, the available supply is critically low. With only two properties currently listed for rent in Playa de Mogán, most prospective tenants are forced to look at the general rental market in Mogán.
In terms of property type, three-bedroom apartments reach €1.355, while two-bedroom apartments average €1.242, maintaining a more affordable price range than in Maspalomas. The limited supply in this area, coupled with the tendency for properties to quickly become tourist rentals, suggests that prices in Mogán could rise significantly if demand pressure is not contained.
