Navigating Spain's New Short-Term Rental Regulations and Concerns

Spain’s short-term rental market continues to attract investors, thanks to its high returns and consistent tourism demand, as the country maintains its status as a global travel hotspot. However, the legal landscape around short-term rentals is becoming more complex due to evolving regional regulations and new compliance requirements. For foreign property owners, keeping up with these changes can be challenging without local insight. Still, with the right strategy and professional guidance, it’s entirely possible to navigate this changing environment smoothly. That’s why understanding the latest regulations and practical solutions is more important than ever for anyone looking to invest with confidence in Spain.

As the legal landscape continues to evolve and regional regulations have become more pronounced, the public narrative around short-term rentals in Spain has become increasingly fragmented, fueling misinformation and confusion. Media coverage, often lacking context or accuracy, has only added to the uncertainty, making it harder for investors to get clear, reliable insights.

With recent headlines about Airbnb bans and tourist rental crackdowns in Spain, many property owners and investors are feeling uncertain. Questions like “Is it still safe to invest in Spain real estate?” or “Will my buy-to-let apartment lose its value?” have become more common, especially among foreign homeowners. The truth is, while there are new short-term rental regulations in some regions, much of the panic comes from misinformation and confusion. In this blog, we’ll break down what’s actually happening, what these changes mean for existing licenses, and how to secure your property in Spain along with your investment safely and legally.

What Exactly Is Happening with the Airbnb Restrictions in Spain?

In some of Spain’s most touristic regions, such as Catalonia and the Balearic Islands, short-term rentals have come under closer attention, not only through regulations but also through growing public protests. Much of the tension comes from concerns that the rise in short-term holiday lets has made it harder for local residents to find affordable long-term housing, pushing rental prices up in already tight markets. While this has led to stricter enforcement in certain areas, including the removal of non-compliant Airbnb listings such as fake registration numbers, and unclear ownership, it’s not a nationwide crackdown. Licensed rentals continue to operate legally, and each region sets its own rules. That’s why it’s important to stay informed about local regulations and avoid assuming that changes in one city apply to all of Spain.

What Does This Mean for You as a Property Owner in Spain?

Let’s clarify the impact of these new rules, and just as importantly, what they don’t mean.

First, if you already have a valid short-term rental license, you are not affected by the recent restrictions. Much of the concern comes from misinformation. Some headlines have wrongly suggested that cities like Barcelona or Madrid are banning all tourist rentals outright. In reality, that is not the case.

In Barcelona, the city council plans to phase out short-term rental licenses by 2028 — but this only applies to new licenses or properties without one, not to existing legal rentals. While in Madrid, there is currently a freeze on issuing new tourist rental licenses until 2026. However, properties already holding valid licenses can continue to operate legally.

Additionally, under the community vote rule (Ley Orgánica 1/2025), effective from April 2025, apartment owners in buildings with community rules will need a 3/5 majority approval to convert residential units into tourist rentals. This rule does not apply retroactively, so owners who obtained their license before April 2025 can continue operating without needing community approval.

Impact on Foreign Property Owners

If you're a foreign property owner — whether an EU or non-EU national — you're subject to the same rules as Spanish citizens. That means:

You’ll need to obtain the appropriate regional tourist rental license, based on your property's location.

You must register your property with the national system, which requires displaying a government-issued license ID for all listings on platforms like Airbnb.

If applying after April 2025, you may need written approval from neighbors, depending on the property type and region.

In addition, foreign owners must obtain a Spanish tax ID (NIE) to register the property and fulfill all legal and tax obligations. Be aware of any local commitments, such as guest registration, occupancy reporting, or noise limits. Some municipalities may now require the submission of guest identity information, especially for non-resident foreign guests.

Spain’s Short-Term Rental Market and Real Estate Investment

Despite increased regulations on tourist rentals, Spain remains one of Europe’s most sought-after destinations for property investment, particularly for those seeking rental income. As the world’s second most visited tourist destination, Spain enjoys strong and consistent demand for temporary accommodation, especially in hotspots like Barcelona, Costa del Sol or Costa Blanca.

For many investors and potential residents, a common concern is, “Is Spain safe to live?” Spain ranks highly in terms of safety, making it not only a desirable place to invest but also to settle down. The abundance of safe places to live in Spain—from tranquil coastal towns to vibrant urban centers—further enhances its appeal both as a lifestyle choice and a sound real estate market.

The short-term rental sector remains strong, fueled by millions of tourists annually. This demand translates into attractive seasonal yields, particularly in beach resorts and historic cities known for their cultural heritage and year-round visitor appeal.

In addition to short-term rentals, medium-term rentals (lasting 3 to 9 months) have gained popularity. These offer investors more legal stability and flexibility within the evolving regulatory environment, often facing fewer restrictions than shorter stays, making them an attractive alternative for both tenants and landlords. This model has also grown in appeal thanks to the rise of remote work and a more mobile global workforce. For digital nomads and professionals on temporary assignments, mid-term rentals offer the comfort of a home without long-term commitments, making them an ideal solution for modern living.

With the new regulatory landscape, what is changing is not the opportunity itself. Successful real estate investment in this sector depends on understanding regional variations, staying current with licensing renewal cycles and deadlines, and collaborating with experienced real estate agents and legal professionals.

Spain’s short-let property market is maturing, and buy-to-let investors who remain proactive and compliant can continue to benefit from strong returns while minimizing legal risks.

Buy-to-Let Property Rules and Rental Laws in Spain

For buy-to-let investors, Spain remains an attractive market — but it's now one where legal and financial due diligence is absolutely essential. Understanding the buy-to-let property risks in Spain is essential for investors to avoid costly penalties and protect their assets.

In today's regulatory climate, compliance with short-term rental laws in Spain is essential. Many autonomous regions have introduced moratoriums on new licenses, tightened enforcement, and increased fines.

If you plan to rent out a property short term in Spain, it’s essential to understand the local licensing requirements.

While each region has its own regulations, some, like Andalusia, allow the transfer of tourist licenses when a property is sold. In other areas, licenses may need to be re-applied for under the new owner’s name.

In addition to obtaining a tourist license, property owners also need to register their rentals with the regional tourism authority. If the property is listed on platforms like Airbnb, it must also be included in Spain’s national tourism database. Some regions may also ask owners to report occupancy details regularly. There’s also a separate requirement for guest identification, hosts must register guests over the age of 16 with the local police within 24 hours of check-in. These steps might sound like a lot, but with the right guidance, staying compliant is absolutely manageable.

From a fiscal point of view, some regions apply a small tourist tax, and depending on how you manage your rental. For example, if you own multiple properties or offer extra services like cleaning you may need to register for VAT. Tax rules can vary, and occasional changes may affect your returns.

But when you work with TEKCE Property Management, you don't need to worry about navigating all of this alone, including tax requirements. Our expert team takes care of these details for you, so you can focus on enjoying your property and the income it generates, with peace of mind.

How to Legally Secure and Rent Out Your Property in Spain

Verify Local Rules Carefully

Spain’s short-term rental regulations are decentralized, and every autonomous community, and often each city, has its own rules. To ensure you are investing in Spain real estate safely, it is crucial to verify local regulations thoroughly. Before you invest or list a property, check with the local tourism board and municipality to confirm current licensing procedures, zoning laws, and building requirements.

Secure All Required Approvals and Registrations

Before listing your property on rental platforms, make sure you’ve secured all necessary documentation:

• A valid tourist license issued by the regional authority
• A national registration number under Royal Decree 1321/2024
• Any municipal authorizations or building-level approvals

If you own an apartment in a shared building, you may need written approval from 3/5 of your neighbors, as required by Ley Orgánica 1/2025 (effective from April 2025). Some regions, like Andalusia, now require a "certificate of compatibility," while Madrid mandates a health and safety declaration. Always display your official license number clearly on all listings, and keep a digital record of all permits, registration forms, and proof of ownership.

Stay Informed on Deadlines

Spain’s new Unified National Rental Registry launched on 2 January 2025. Property owners have until 1 July 2025 to register and obtain a unique rental ID number. From that date onward, this ID must be included in all listings or you may face platform removal or fines. Municipalities may also have their own deadlines for compliance with new moratoriums, reforms, or building code updates. Track local legislative calendars regularly to avoid missing important enforcement windows.

Consider Alternatives

If your property is located in a region with restricted or saturated short-term rental zones, consider exploring mid- or long-term rental options. These typically require fewer permits and may fall under more flexible residential rental rules (under Spain’s Ley de Arrendamientos Urbanos or LAU). Corporate rentals and seasonal contracts (longer than 31 days) are often less regulated and still offer attractive yields, particularly in university cities or business hubs.

Engage Professionals and Associations

Navigating Spain’s layered rental laws is not something to do alone. Work with a local lawyer who specializes in real estate and tourism law, and consider hiring a gestor (administrative agent) to handle your tax and licensing paperwork. Or simply work with a professional like TEKCE and let our team follow up every detail for you. Thanks to MyTEKCE you can track your rental property’s performance easily.

So, is it safe to buy property in Spain? Absolutely. Despite recent headlines and evolving regulations, Spain remains a viable and attractive destination for property investors, especially those interested in short-term rentals.

The key takeaway is that successful investing now depends on legal diligence, regional awareness, and proactive compliance.

These evolving regulations aren’t shutting down Spain’s short-let property market — they’re shaping a more dependable path forward for informed investors. Regions are introducing clearer, stricter rules, but they also continue to support legally compliant rentals. Investors who stay informed, follow both national and local regulations, and work with experienced professionals can still benefit from strong returns while protecting their assets.

With the right guidance, your property in Spain can remain both a rewarding investment and a secure asset in one of Europe’s most desirable markets.

And that’s exactly where TEKCE makes a difference.
When you work with us, you gain more than just access to property listings — you get a team that understands the legal landscape, monitors regional policy changes, and helps you identify the right locations for strong, sustainable rental returns. From finding the best areas for short-term lets to handling licenses, tax matters, and property management, we make the entire process simple and transparent. With the right strategy, the right support, and the right property, your investment in Spain can do more than stay safe — it can truly thrive.

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