Last checked against the sources: 12 November 2026.

In short: rental houses with gardens are concentrated in the developments (urbanizaciones) of the north-west (Godella, Rocafort, Paterna, Bétera, L’Eliana) and the north (Puçol, Los Monasterios), right where most of the international schools are. Choose the area by the school and the commute, then check in the contract what does not exist in a flat: garden, pool, community charges, alarm and heating and cooling. The law limits the additional guarantee to two months’ rent and you cannot be required to take out rent-default insurance.

This article is for information only and does not replace the advice of a lawyer or gestor (a professional who handles administrative paperwork).

School first, then the development

If you will be living with school-age children, the school sets the area. We explain this in the guide to international schools and where to live. Here we go one level down: what each municipality offers and what to look at in the contract for a house.

We do not publish rental prices by municipality. We have not found a dated, verifiable source for each one, and we prefer not to give figures we cannot cite. Ask the agency or the landlord for the specific price and compare it with real listings in the same development.

Area by area

Godella (Campolivar). A development of villas with gardens, on the outskirts of Godella. It is on Metrovalencia line 1. The nearest international school of those we cover is Cambridge House, in neighbouring Rocafort.

Rocafort. A small municipality next to Godella, with semi-detached houses and villas. Metrovalencia line 1. Cambridge House (British curriculum) is here.

Paterna (La Cañada and El Plantío). These are the most extensive developments in the north-west. Villas and semi-detached houses with gardens and, often, a communal or private pool predominate. Metrovalencia line 2 (La Canyada). El Plantío International School and British College La Cañada are in La Cañada.

Bétera. The end of line 1. Developments of villas and semi-detached houses. Mas Camarena (Spanish with IB programmes) is here. It is the longest journey to the centre: about 30 minutes by metro to Àngel Guimerà.

L’Eliana. A mix of town centre and developments with semi-detached houses and villas. Metrovalencia line 2. Iale International School is here.

Puçol (Los Monasterios). A residential development next to the American School of Valencia and close to Caxton College, also in Puçol. It has a Cercanías station (the Renfe suburban rail network). If you work in Valencia, check the real train timetable; a car is usually needed.

Comparison

Area Typical housing Nearby schools Public transport
Godella (Campolivar) Villas with gardens Cambridge House (Rocafort) Metro, line 1
Rocafort Semi-detached houses and villas Cambridge House Metro, line 1
Paterna (La Cañada, El Plantío) Villas and semi-detached houses, pool common El Plantío International School, British College La Cañada Metro, line 2 (La Canyada)
Bétera Villas with large plots Mas Camarena Metro, line 1 (terminus)
L’Eliana Semi-detached houses and villas Iale International School Metro, line 2
Puçol (Los Monasterios) Villas in a development American School of Valencia, Caxton College Cercanías

The housing types are indicative: they vary by street and by phase of development. Check the real distance from each house to the school and to the station.

What to check in the contract for a house with a garden

Garden and pool. The law does not say who pays for the upkeep of the garden or the pool. The contract decides. Ask for it to state in writing who hires the gardener and the pool technician, who pays for the water and the products, and what condition they are in on arrival. Take photos and note it in the inventory.

Development community. Many developments have a community charge for common areas, security or a pool. The landlord can only pass it on to you if it is agreed in writing and states the annual amount at the date of the contract (art. 20.1 LAU, the Ley de Arrendamientos Urbanos, Spain’s urban tenancies act). In buildings that are not under the propiedad horizontal regime (Spain’s co-ownership regime for buildings), community charges cannot be passed on to the tenant. During the first five years (seven if the landlord is a company), the charge passed on can only rise once a year and by agreement, and never by more than twice the limit on rent increases.

IBI and other taxes. Art. 20.1 says that taxes associated with the property cannot be imposed on the tenant, unless the tenant is the taxpayer. If the contract says you pay the IBI (the annual property tax), take advice before signing.

Utilities. Services with a meter are always the tenant’s (art. 20.4): electricity, water, gas. In a house with a pool and irrigation, water consumption can be high. Ask for the bills of recent months.

Alarm, heating and cooling. Ask whether the alarm is connected to a monitoring centre and who pays the fee. Check that the air conditioning and heating work and when they were last serviced. Ask in writing who pays for the annual maintenance.

Insurance. Contents insurance is yours. Buildings insurance (the house, the pool, the garden) is usually taken out by the landlord. Clarify what each policy covers.

Agency fees. These cannot be passed on to the tenant directly or indirectly (art. 20.2 LAU). More detail in who pays the agency fee.

Guarantees and deposit

  • Statutory deposit (fianza): one month’s rent in cash for housing (art. 36.1). More in the deposit in the Comunitat Valenciana.
  • Additional guarantee: it can be agreed, but in contracts of up to five years (seven if the landlord is a company) it cannot exceed two months’ rent (art. 36.5).
  • Rent-default insurance: art. 36.5 says the tenant cannot be required to take out rent-default insurance or other similar cover.
  • Handover of the house: since 8 October 2026, art. 36.7 requires a written document on the state of the home to be signed when the contract ends. In a house with a garden and a pool, describe them in detail and with photos.

Length of the contract

If you sign for less than five years, the contract renews each year until it reaches five (seven if the landlord is a company). You can avoid the renewal by giving at least 30 days’ notice (art. 9.1 LAU). A landlord who is an individual can only recover the house after the first year if the contract expressly said they needed it for themselves or for family members, with two months’ notice (art. 9.3).

Real Decreto-ley 28/2026 was going to change the extension after the five years (art. 10) from 15 November 2026, but Congress did not validate it on 12 November, so that change does not come into force. With an election on 29 November, the law may change again: check the wording in force before signing.

If you need to arrive before your child has a place, see the options in renting a flat in Valencia step by step. The documents you can be asked for are in this guide.

Frequently asked questions

Can I rent a house with a garden without seeing it? We do not recommend it. Scams with villa listings are common: read the scam warning signs and always arrange a viewing, by you or by someone you trust.

Who pays for the gardener and the pool? Whatever the contract says. The law does not set it, so it must be in writing.

Can they charge me the community charges? Only if you agree it in writing with the annual amount (art. 20.1 LAU), and not in buildings without propiedad horizontal.

Can they require me to take out rent-default insurance? No (art. 36.5 LAU).

How much can the landlord ask for on top of the deposit? An additional guarantee of up to two months in contracts of up to five years (seven with a company landlord).

Will I be registered at the padrón in a municipality of the area? Each town council has its own requirements. For València city, see how the padrón works.

Choosing an area for a family move? Write to us and we will point you in the right direction.

Keep reading

Sources

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