Spain’s changing rental laws in 2025 are reshaping the property landscape — and for owners, landlords, and investors eyeing the Costa del Sol, staying ahead of the legal curve is essential.
Driven by a national housing shortage and rising demand in key cities and coastal areas, the Spanish government has introduced new regulations with wide-reaching implications for short-term rentals, seasonal stays, and tenant rights. Whether you’re renting through platforms like Airbnb or planning a buy-to-let in Marbella, understanding these changes is key to safeguarding your investment. It’s also worth noting that the unique rental reference number required for registration is obtained from the land registry office.
Mandatory Registration for Short-Term Rentals
As of 1 July 2025, all owners offering short-term holiday rentals or seasonal lets in Spain must register their property through the Ventanilla Única Digital de Arrendamientos – a new digital system launched under Royal Decree 13212/2024.
Each property will receive a unique rental code, which must be clearly displayed in all listings and advertisements. This applies to entire properties and individual rooms, and includes any rental promoted via online booking platforms such as Airbnb, Booking.com, or Vrbo.
Failure to comply could result in fines of up to €500,000, removal of listings, or suspension of your ability to advertise legally. Even if you’re not currently using a booking platform, registering your property is strongly advised to avoid legal grey zones.
Excluded from This Law
- Long-term rentals (12 months or more)
- Properties listed only on classified ad sites (like Idealista) that don’t handle bookings or payments directly
Regional Restrictions and Community Approval
In Andalucía, additional regional rules apply. From April 2025, landlords must provide written proof that their property’s community of owners (comunidad de propietarios) has approved short-term rentals. This must be shown in the AGM minutes with at least a 3/5 majority vote in favour.
“No objection” is no longer sufficient. Without explicit approval, applications for a VFT license (tourist rental license) can be rejected – even if the property already has a license in the seller’s name. Buyers must reapply and meet all updated criteria.
Why This Matters for Buyers
If you’re purchasing a property with plans to rent short-term, you should:
- Request AGM minutes and community statutes before signing
- Verify that short-term rentals are explicitly approved
- Include a contract clause making the purchase conditional on rental permission
Without these precautions, you risk buying a property that cannot legally be rented out as intended.
Additional Rental Law Changes in 2025
Beyond tourist rentals, broader reforms affect long-term leases and tenant rights:
- Automatic lease extensions: Up to 5 years for private landlords, or 7 years if company-owned
- Eviction protections: Judges may suspend evictions for vulnerable tenants, such as those facing illness, unemployment, or childcare responsibilities
- Rent increases tied to official inflation (IPC)
- Security deposits capped at two months’ rent
- Letting agency fees must be paid by landlords (for company-owned properties)
These reforms aim to improve affordability and tenant protection, but they also limit landlord flexibility and increase legal responsibilities.
Legal Alternatives to Tourist Rentals
If you’re unable to obtain a VFT license, there are still compliant and profitable rental strategies:
- Mid-term seasonal rentals (over 2 months) are not affected by the new rules
- Long-term leases (6–12+ months) remain fully legal and are not subject to community votes
These alternatives are popular with digital nomads, remote workers, and international tenants seeking flexibility without breaching regulations.
Final Thoughts
Spain’s 2025 rental reforms represent a significant shift in how the country regulates its property market. The Costa del Sol remains one of Europe’s most attractive destinations for investment, but the legal landscape is evolving.
At Elliott James, we collaborate with trusted legal experts, and advisors to ensure our clients are informed, protected, and confident in their property journey. Whether you’re planning to invest, relocate, or rethink your rental strategy, we’re here to help you make smart, secure decisions in Marbella.
Looking to invest or relocate to Marbella in 2025?