Tourist Rentals in Spain

Tourist Rentals in Spain: Licences, Profitability, Taxes and Rules for Property Owners

Tourist rentals in Spain can generate high gross income, but they are also one of the country’s most heavily regulated and operationally demanding real estate investment models.

Spain attracts millions of international visitors, while Barcelona, Madrid, Málaga, Alicante, Valencia, Marbella, the Balearic Islands and the Canary Islands maintain strong demand for short-term accommodation. However, the popularity of a city or resort does not mean that every apartment can be legally rented to tourists.

Before operating a tourist rental, the owner must verify regional and municipal regulations, the legal status of the property, restrictions imposed by the homeowners’ association, the availability of a tourist licence and the possibility of obtaining a unique short-term rental registration number.

Since 1 July 2025, a rental registration number has been required to advertise short-term accommodation through online platforms. The national registration system established by Royal Decree 1312/2024 complements rather than replaces regional tourist licences.

For this reason, the purchase of a property for tourist rental should begin with a legal review of the proposed activity rather than a calculation based only on the nightly rate.

What is a tourist rental?

A tourist rental is the short-term provision of a furnished property to guests travelling for leisure or other temporary purposes.

The property is normally advertised on specialised online platforms or managed by a professional holiday rental company. Guests receive accommodation that is ready for immediate use for a period of several days or weeks.

Tourist rentals must be distinguished from long-term and medium-term accommodation.

A long-term rental is used as the tenant’s permanent home.

A medium-term or seasonal rental is agreed for a limited period due to an objective temporary reason, such as study, work, medical treatment, relocation or a temporary professional project.

A tourist rental involves short stays by travellers and usually requires frequent guest turnover, platform advertising, cleaning, key handover and additional accommodation services.

These rental models are governed by different legal rules. A seasonal contract should not be used solely to avoid the requirements applicable to tourist accommodation.

How tourist rentals are regulated in Spain

Spain does not have a single universal tourist licence operating under identical conditions in every region.

Regulation is divided between several levels:

national legislation;

the rules of autonomous communities;

municipal regulations;

urban planning restrictions;

homeowners’ association rules;

guest registration requirements;

tax legislation.

This means that similar apartments in Barcelona, Madrid, Málaga and Alicante may have completely different possibilities for tourist use.

In one municipality, new registrations may be available. In another, they may be restricted to specific districts. In a third, new tourist accommodation authorisations may be effectively suspended.

Before purchasing, the investor should obtain a written legal opinion regarding the specific property rather than relying solely on statements made by the seller or estate agent.

Unique short-term rental registration number

Royal Decree 1312/2024 created Spain’s Single Rental Registry and a digital system for collecting and exchanging information about short-term accommodation.

To advertise a property on online platforms, the owner may need a Número de Registro Único de Alquiler, commonly referred to as the NRUA.

The number is processed through the Land Registry or the Registry of Movable Property. When reviewing the application, the registrar examines the property information, its legal status and any registered restrictions or prohibitions.

Obtaining an NRUA does not automatically grant the right to operate tourist accommodation.

The owner may still need:

a regional tourist licence or responsible declaration;

municipal authorisation;

compliance with the property’s permitted urban-planning use;

approval from the homeowners’ association;

registration in the guest reporting system;

compliance with technical and safety requirements.

The unique registration number is an additional layer of control relating to the commercialisation of short-term accommodation through digital platforms.

Annual reporting obligations

Owners of properties with a short-term rental registration number may be required to confirm the relevant information and submit periodic reports.

The reporting system includes information about the use of the property for short-term accommodation. Failure to comply may affect the validity of the registration number and the owner’s ability to continue advertising on online platforms.

For investors, this means that tourist rentals require not only initial registration but also ongoing administrative management.

Approval from the homeowners’ association

The homeowners’ association can play a decisive role in determining whether tourist rental activity is permitted in a building.

For new tourist rental activity in a property governed by horizontal property legislation, express approval from the homeowners’ association may be required.

Before purchasing, it is necessary to review:

the community statutes;

minutes of owners’ meetings;

registered restrictions;

any express prohibition of tourist activity;

special community fees imposed on tourist properties;

neighbour complaints;

rules governing common areas.

Even when a seller’s advertisement states that tourist rentals are permitted, the information must be confirmed through official documentation.

Registered prohibitions concerning hotel, tourist or commercial activities may prevent the property from obtaining the necessary registration.

Can a tourist licence be purchased with the property?

Some properties are sold while already being used for tourist accommodation.

In such cases, the buyer should verify:

that the licence exists;

that it remains valid;

that it corresponds to the specific property;

that it can be transferred to the new owner;

that no cancellation procedure is pending;

that the actual layout matches the approved documents;

that a valid rental registration number exists;

that the homeowners’ association has not prohibited the activity;

that the property is correctly entered in the regional tourist register.

A licence should not automatically be assumed to transfer with ownership of the apartment.

Transfer requirements differ by region and municipality. A new owner may need to submit another declaration, notify the administration or prove compliance with updated regulations.

Particular care is required when listings use phrases such as “ideal for tourist rental” or “licence can be obtained after purchase.” Such claims do not replace official authorisation.

Guest registration and data reporting

Owners and managers of tourist accommodation must comply with guest identification and reporting requirements.

Spain uses the SES.HOSPEDAJES platform to collect information from hotels, tourist apartments, holiday homes and other accommodation providers.

The obligations may include:

registering the accommodation operator;

collecting guest identification data;

maintaining the required records;

submitting accommodation information;

respecting record-retention periods;

protecting personal data.

A new owner should decide in advance whether these obligations will be handled personally or delegated to a professional management company.

Failure to comply with guest registration rules may result in administrative penalties.

Tourist rentals in Barcelona

Barcelona is one of Spain’s most heavily regulated tourist accommodation markets.

The city has very strong visitor demand, but the number of tourist licences is limited. Purchasing a standard residential apartment with the expectation of obtaining a new tourist licence after completion is therefore highly risky.

Investors generally consider properties with an existing tourist status. Even then, a complete review of the licence, official registers, building restrictions and urban-planning conditions is essential.

In Barcelona, particular attention should be paid to:

the exact licence number;

whether the property matches the registered information;

the absence of penalties or cancellation proceedings;

the authorised number of guests;

whether the licence can be transferred;

the legal status of the building;

the management contract;

verified financial performance.

Properties with a valid tourist licence may be sold at a premium compared with standard residential apartments. A higher acquisition price can significantly reduce the percentage return.

Investors must also take into account the political and regulatory risk of further restrictions.

Tourist rentals in Madrid

Madrid has strong year-round tourist and business demand.

Visitors are attracted by culture, events, business activity, education, healthcare and national and international transport connections.

However, the possibility of tourist use depends on the building’s planning status, the location of the property, access arrangements and current municipal requirements.

A central apartment does not automatically qualify as tourist accommodation simply because of its attractive location.

Before purchasing, the investor should verify:

the permitted use;

any requirement for independent access;

technical compliance;

registration in the tourist accommodation register;

the homeowners’ association rules;

the possibility of obtaining a unique rental registration number.

For some investors, medium-term rentals to international professionals and students may provide a more predictable alternative in Madrid.

Tourist rentals in Málaga and the Costa del Sol

Málaga, Marbella, Estepona, Benalmádena, Fuengirola and Mijas benefit from strong demand for short-term accommodation.

Tourist rentals on the Costa del Sol can generate substantial income during the high season. However, competition is increasing and both regional and municipal regulations continue to evolve.

Before purchasing, investors should analyse:

realistic annual occupancy;

dependence on the summer season;

building restrictions;

the possibility of registering the property;

the level of local competition;

community and urbanisation expenses;

management costs;

parking availability;

distance from the beach;

the quality of winter infrastructure.

In Marbella, a villa or premium apartment may generate high absolute revenue but also require significant expenditure on maintenance, cleaning, gardens, pools, security and marketing.

Tourist rentals in Alicante and the Costa Blanca

Alicante, Benidorm, Torrevieja, Calpe, Altea and Jávea are popular with international visitors.

Entry prices in many areas are lower than in Barcelona, Madrid or the Balearic Islands. This can improve the percentage return.

However, the Costa Blanca has a large supply of similar apartments, creating strong competition in both pricing and property quality.

The best-performing properties often include:

a valid tourist status;

an attractive view;

a terrace;

air conditioning;

parking;

walking distance to the beach;

access to a swimming pool;

convenient airport connections;

professional photographs;

a strong platform rating.

Profitability should be calculated over the entire year. A high rate in August may not compensate for weak winter occupancy in a strongly seasonal resort.

Tourist rentals in Valencia

Valencia combines urban tourism, beach holidays, events, universities and international demand.

However, tourist accommodation regulation in both the city and the wider region has become more restrictive. Investors must verify regional registration requirements and whether the property is compatible with tourist use under municipal rules.

In some cases, a long-term or medium-term rental property may be a more predictable investment than tourist accommodation.

The neighbourhood, transport access, distance from the city centre and beach, building quality and position of the homeowners’ association are especially important.

Tourist rentals in the Balearic Islands

Mallorca, Ibiza, Menorca and Formentera are among Spain’s most restricted tourist accommodation markets.

Demand is strong and seasonal rental rates can be substantial. However, licences are limited and the rules vary according to the property type and exact location.

Purchasing without a confirmed licence is particularly risky.

Investors must also consider:

a short high season in certain areas;

expensive cleaning and maintenance;

limited availability of staff;

logistics expenses;

high acquisition prices;

strict enforcement against illegal rentals;

limits on the number of authorised tourist places.

A high-quality legal property may preserve capital effectively, but its percentage yield may remain moderate because of the high purchase price.

Tourist rentals in the Canary Islands

Tenerife, Gran Canaria, Lanzarote and Fuerteventura benefit from a mild climate and a more even flow of tourists throughout the year.

This can reduce seasonality compared with many mainland coastal resorts.

However, owners must verify the autonomous community’s regulations, municipal restrictions and the rules of the specific residential complex.

Some communities may restrict tourist activity through their statutes or building management model.

Profitability depends on:

location;

views;

distance from the beach;

condition of the residential complex;

pool access;

parking;

management costs;

local competition;

guest ratings;

average annual occupancy.

Tourist rental profitability

Tourist accommodation may generate higher gross revenue than long-term rentals.

However, gross revenue should not be confused with net profit.

A realistic calculation should include:

the average nightly rate;

the actual number of occupied nights;

seasonal price variations;

platform commissions;

management fees;

cleaning;

laundry;

utilities;

taxes;

insurance;

repairs;

replacement of furniture and appliances;

guest supplies;

vacancy periods.

A successful tourist property may produce a gross yield of approximately 5–9% per year. In certain cases, the figure may be higher.

Nevertheless, the net yield after all expenses is often considerably lower.

A property advertised with an 8% gross return may provide the owner with only 4–5% net after management, cleaning, utilities, taxation and maintenance.

Example of a profitability calculation

Assume that an apartment is purchased for €350,000.

Its average nightly rate is €150 and it is occupied for 210 nights per year.

Gross annual income:

€150 × 210 = €31,500.

Gross yield based on the purchase price:

€31,500 ÷ €350,000 × 100% = 9%.

At first sight, this appears attractive.

However, the following expenses must be deducted:

platform commissions — €4,000;

management — €5,000;

cleaning and laundry — €3,500;

utilities — €2,000;

insurance and maintenance — €1,500;

taxes and other expenses — €3,000.

The remaining net income is approximately €12,500.

If the total investment, including taxes, transaction costs and furnishing, is €390,000, the net yield is approximately 3.2%.

This example shows why tourist property should not be evaluated solely on the nightly rate.

Main expenses for the owner

A tourist property requires more active management than a home occupied by a long-term tenant.

The owner must pay for or supervise:

advertising and platform commissions;

professional photography;

dynamic pricing;

guest communication;

check-in and check-out;

cleaning;

laundry;

utilities;

internet;

minor repairs;

furniture replacement;

guest supplies;

insurance;

accounting;

taxes;

licences and registration;

property management.

Premium properties may also involve concierge services, garden and pool maintenance, security and specialised technical servicing.

Managing a tourist rental property

Self-management can reduce commission expenses but requires continuous involvement.

The owner must answer enquiries, control reservations, adjust prices, organise cleaning and solve guest problems quickly.

A professional management company may handle:

listing creation;

photography;

pricing;

reservations;

guest registration;

check-in;

cleaning;

technical maintenance;

reporting;

review management.

The cost depends on the region, property and scope of services.

Before signing a management agreement, the owner should verify:

the commission structure;

additional charges;

who pays for cleaning;

how income is transferred;

whether the owner has access to platform accounts;

the contract term;

termination conditions;

responsibility for fines;

approval procedures for repairs.

Taxes on tourist rental income

Income from tourist accommodation is subject to taxation.

The applicable tax treatment depends on:

the owner’s tax residence;

country of residence;

ownership structure;

the services provided to guests;

whether staff are employed;

the contractual model;

the management structure.

Under certain operating models, the activity may be treated as accommodation services rather than passive property rental.

This may affect VAT, income tax and deductible expenses.

International investors should obtain an individual tax calculation before purchasing.

Local tourist taxes may also apply depending on the autonomous community or municipality.

Insurance for a tourist rental property

A standard home insurance policy may not cover tourist rental activity.

The owner should arrange insurance that specifically covers:

short-term accommodation;

public liability toward guests;

property damage;

water damage;

fire;

theft;

damage to neighbours;

loss of income;

legal assistance.

Insurance offered by an online platform does not always replace a comprehensive policy held by the property owner.

The conditions and exclusions should be reviewed before the activity begins.

How to choose a property for tourist rental

A good tourist rental property should remain attractive beyond the peak season.

Before purchasing, investors should answer the following questions:

Is tourist rental legally permitted?

Does the property have a valid licence?

Can the licence be transferred to the buyer?

Is approval from the homeowners’ association required?

Are any prohibitions registered?

Can the property obtain an NRUA?

What is the realistic annual occupancy?

What is the average nightly rate?

How many competing properties are nearby?

Who will manage the property?

What are the community fees?

How does the property perform in winter?

Can it be used for another rental model?

How easily could it be resold?

The strongest investment is often a property that can be converted to medium-term or long-term rental if regulations change.

Which properties perform best?

Tourist demand is usually strongest for:

apartments within walking distance of major attractions;

properties close to the sea;

homes with terraces;

properties with views;

air-conditioned apartments;

properties with parking;

modern apartments with lifts;

villas with private pools;

homes close to public transport;

properties with convenient self-check-in.

However, every additional feature must be evaluated against the purchase price and operating expenses.

For example, a swimming pool may improve demand but also increase community fees.

Main risks of tourist rentals

The primary risk is purchasing a property that cannot legally be rented to tourists.

The second risk is acquiring an apartment with a licence that is invalid or cannot be transferred.

The third risk is a prohibition or restriction imposed by the homeowners’ association.

The fourth risk is a change in regional or municipal regulation.

The fifth risk is an unrealistic occupancy forecast.

The sixth risk is strong local competition.

The seventh risk is dependence on online platforms.

The eighth risk involves neighbour complaints, noise and conflicts within the building.

The ninth risk is high management and maintenance costs.

The tenth risk is weak resale liquidity if the tourist status is lost.

Tourist rental or long-term rental?

Tourist accommodation may produce higher gross income, but it requires licences, active management and greater operating expenses.

Long-term rental normally provides more predictable cash flow and is less dependent on seasonality.

Tourist rental may be suitable for properties:

in strong tourist locations;

with confirmed legal status;

with professional management;

with high annual occupancy;

with competitive characteristics.

Long-term rental is generally better for investors who value stability, simpler management and lower regulatory risk.

A combined strategy may sometimes be possible, but it must comply with the permitted legal use of the property.

Due diligence before purchasing

Before signing the purchase contract, investors should verify:

the Land Registry extract;

cadastral information;

regional tourist registration;

municipal compatibility;

the current NRUA;

the homeowners’ association statutes;

minutes of community meetings;

the first occupancy licence;

technical condition;

the legality of alterations;

outstanding community debts;

tax obligations;

the property’s financial history;

guest reviews and ratings;

the management contract;

verified booking statistics.

The seller should prove past income through bank statements, platform reports and tax documents.

Calendar screenshots and verbal statements are not sufficient evidence.

The future of tourist rentals in Spain

Demand for short-term accommodation in Spain’s strongest tourist regions is likely to remain significant.

However, the market will become increasingly transparent and regulated.

The unique registration number, digital exchange of information, platform controls, homeowners’ association requirements and guest reporting obligations are strengthening enforcement against illegal accommodation.

This creates additional responsibilities for owners but may also reduce competition from unregistered properties.

The most resilient assets will be properties:

with a legally secure status;

with valid tourist registration;

in strong micro-locations;

with professional management;

with high guest ratings;

with alternative rental potential;

with reasonable operating costs.

Conclusion

Tourist rentals in Spain can generate high gross income but require thorough legal and financial due diligence.

It is not enough to buy an apartment in a popular city or close to the sea. The investor must confirm that tourist use is permitted, verify the regional licence, review the position of the homeowners’ association, ensure compliance with municipal rules and establish whether the property can obtain a unique rental registration number.

Since 1 July 2025, the NRUA has become an important requirement for marketing short-term accommodation through digital platforms, but it does not replace regional and local authorisations.

Profitability must be calculated after deducting platform commissions, management, cleaning, utilities, maintenance, taxes and periods of low occupancy.

GG Real Estate Barcelona helps investors verify tourist licences, analyse homeowners’ association restrictions, assess profitability, compare regions and select properties with a clear and legally secure operating model.