Spain Tightens Short-Term Rental Rules: Mandatory Registration Begins July 2025

Starting July 1, 2025, Spain will implement a new national registration system for short-term rental properties, reports Euro Weekly News. Without a unique registration code, property owners will be banned from listing rentals, and violators face significant fines.

Who Must Register?

The new requirement applies to all property owners offering rentals on platforms like Airbnb, Booking.com, or Vrbo, whether they rent out:
- entire apartments or houses,
- individual rooms,
- or primary residences.

Even those with existing regional licenses will need to obtain this new national code, which will be integrated into a centralized database. The reform aligns with EU transparency directives for rental markets.

Any property rented for less than 30 days falls under this regulation, regardless of ownership status. Even digital nomads who occasionally rent their homes will need to comply.

Failure to register may result in:
- automatic removal of listings,
-substantial fines (especially for repeat offenses),
- and potential temporary or permanent bans from operating as hosts.

How the Registration Process Works

Registration is handled online via the Colegio de Registradores (Spain’s College of Property Registrars). Applicants must submit:
- cadastral property reference,
- full address,
- rental type (full property or room),
- maximum guest capacity,
- supporting documents such as regional licenses and energy efficiency certificates.

After submission, property owners receive confirmation by email. Codes are typically assigned within a few days. Incomplete applications trigger notifications requesting additional documentation.

Key requirement

The assigned code must be displayed in all rental listings. Without it, platforms are obligated to delist non-compliant properties. This rule applies equally to:
- private individuals,
- professional agencies,
- occasional vacation rentals.

While registration is free, some regions may impose separate fees for associated documentation (e.g., Barcelona, Balearic Islands). In certain areas, local authorities also enforce stricter regulations, caps, and municipal approvals.

Government Goals and Market Impact

The Spanish government seeks to establish a centralized national rental registry to:
- control tourist flows,
- reduce pressure on housing markets,
- limit illegal listings,
- and ensure better oversight of rental activity.

For property owners, registration may offer:
- fewer neighbor complaints,
- greater trust from guests,
- protection from surprise inspections and sudden listing removals.

Expert Advice for Landlords

Experts recommend early registration to avoid platform delistings at the start of Spain’s peak tourist season. High demand in summer may overload the system. Landlords should also check regional rules, as requirements vary between autonomous communities.

Official instructions are available via the Colegio de Registradores website (registradores.org), which includes an English-language version.

Regional Restrictions Already in Place

Several cities and regions have already imposed local limits:
- Málaga: Three-year moratorium on new tourist apartment licenses in 43 districts (since January 2025).
- Madrid: Ban on short-term rentals in historic districts and buildings lacking separate entrances.
- Seville: Tourist rentals capped at 10% of total residential units in each neighborhood.
- Alicante: Two-year moratorium on new licenses (since January 2025).
- Barcelona: Complete ban on short-term apartment rentals to begin in 2028 due to rent hikes (+68% over 10 years).

Additional National-Level Measures

Spain also plans to:
- impose a 21% VAT on short-term rentals (double the 10% hotel VAT rate);
- apply this tax to any stay under 30 days.

Given Spain’s annual 94 million tourists, this tax reform may substantially impact rental profitability.

Separately, a new bill introduced in May 2025 proposes a 100% purchase tax on home purchases by non-EU nationals to curb foreign housing demand and improve affordability for Spanish residents.

Conclusion

Spain’s government is rapidly reshaping its short-term rental market. With:
- mandatory national registration,
- rising tax burdens,
- and regional rental caps,
- landlords face a new regulatory landscape.

While these reforms aim to balance the needs of residents, tourists, and businesses, short-term rentals may become less profitable, possibly shifting investor focus toward alternative real estate segments.