Thinking of buying a property in Spain and earning some income by renting it out short-term? You’re not alone. But new national rules — and tougher regional ones — came into force in May 2025, with more likely on the way.
Spain’s goal is to tackle housing shortages, increase transparency, and make sure all landlords play by the same rules. But the result is a patchwork of regulations — and penalties if you get it wrong.
Here’s a clear summary of what’s changed, what’s expected, and what you need to do to stay on the right side of the law. Legal advice is essential before making any big decisions.
If you’re planning to generate income by renting your property short-term:
1. Tell your estate agent upfront about your intentions. This can influence where and what you buy.
2. Hire a local lawyer to carry out due diligence — especially to assess the likelihood of obtaining a short-term rental licence.
3. Research local rules, as regulations vary dramatically by region, and not all homes are eligible for short-term lets.
Spain has rolled out a new national framework designed to crack down on illegal rentals, boost transparency, and ease housing pressure in high-demand areas. Here’s what’s already in place — and what’s coming next.
1. New national register for short-term rentals
As of January 2025, Spain launched a National Register for Short-Term Rentals. From July 1, 2025, registration is compulsory.
Who needs to register?
Anyone offering a short-term rental — whether it’s an entire home, a spare room, or even a boat used as accommodation.
What’s required?
Owners must provide ID, property details (including the cadastral reference), and confirm compliance with safety and insurance standards.
What happens next?
You’ll receive a Unique Registration Number (URN). This number must appear on all listings — including Airbnb, Booking.com, and any other platform.
2. Enforcement and penalties
From July 1, 2025, non-compliance could lead to hefty fines under national, regional, or local laws.
This includes:
New community of owners rules
If your property sits within a residential building or complex governed by a Comunidad de Propietarios (Community of Owners), new rules apply from April 3, 2025:
👉 Already have a tourist licence from before April 3, 2025? You’re exempt from this new approval requirement — for now.
Spain’s 17 autonomous regions all have the power to set their own additional regulations. These may include:
Some areas, like Andalucia and Murcia, are already enforcing stricter controls.
Tourist vs. other short-term rentals
| Requirement | Applies from | Who It affects | What you need to do |
| National registration (URN) | July 1, 2025 | All short-term rentals | Register and get your unique number |
| Community approval | April 3, 2025 | Owners in shared buildings | Get a 60% majority vote and documented approval |
| Display URN in listings | July 1, 2025 | All short-term rentals | Show your registration number on every platform |
| Regional/local rules | Ongoing | Depends on location | Check for extra requirements |
| Penalties for non-compliance | July 1, 2025 | All short-term rentals | Fines possible under multiple laws |
Spain’s rental landscape is evolving fast, and further changes are expected. If you’re still in the buying phase, follow these simple rules:
1. Hire a local lawyer before committing
2. Verify licence availability before signing on the dotted line
3. Keep up with regional news, especially in tourist hotspots
4. Get everything in writing — including community approvals
👉 These rules aren’t just red tape. They’re essential to making sure your Spanish property investment is legal, stress-free, and profitable.
Next up:
An in-depth guide to buying a holiday home in Spain, from the purchase process to maintaining your home and renting it out.
2 comments
Add your voice16 May. 2025
Hola and good morning Are you able to confirm how many or what percentage of owners of communal properties have been granted the 60% permission to allow them to rent out their apartments / properties Also what affect is this having on the sales market ,are people having to sell up as properties are financially troubling Gracias
16 May. 2025
Thanks for your comment! At the moment, we don't have access to data that granular. Approval is handled at the building level by each Community of Owners, so this information isn’t tracked centrally. As for the impact on the sales market, it’s still early to say, but we’re watching with interest. Some regions may see changes in demand depending on how these new rules are implemented locally. We always recommend speaking to a local lawyer or estate agent familiar with your area if you're concerned about how these changes might affect your property plans.