New Rental Rules in Spain 2025:

From 2025 onwards, Spain will implement stricter rules for renting out holiday homes. This also affects Dutch buyers such as the Lucassen family, who dream of an apartment on the Costa Blanca. Their choice is whether to use the apartment solely for themselves or to rent it out to cover costs. The new legislation makes this decision more exciting than ever.

The dream versus reality

An apartment with sea views, a south-facing terrace, and the ability to escape the Dutch winter – that was the plan. During their search, the Lucassens encounter new terms and rules such as “Vivienda de Uso Turístico” (tourist license), a national registration number (NRA), municipal reports, and strict VvE rules.

They learn that renting through platforms like Airbnb or Booking is only allowed with an NRA number, that in the Valencia region additional restrictions apply such as a maximum of 10 days per tenant and no room or partial rentals, that municipalities require a compatibility report for a tourist license, and that for apartments the VvE must grant permission – without permission no license and no NRA.

Scenarios for buyers

Scenario 1: Solely for personal use

The Lucassens consider using the apartment only for themselves. This offers advantages such as no paperwork or fines, peaceful use of the property, and potential appreciation. The downside is that there are no rental income to cover costs.

Scenario 2: Renting out

If they decide to rent, they must apply for a tourist license from the municipality or Valencia region, register an NRA, provide VvE permission, and comply with strict requirements. The property must be fully rented (no rooms), maximum 10 days per tenant, and equipped with mandatory facilities such as air conditioning, internet, fire safety, and an evacuation plan. Every five years, the registration must be renewed with new supporting documents. For rentals of 11 days or longer, outside the tourist category, a tourist license is not required, but the NRA remains mandatory and the VvE can still restrict use.

Special attention: the role of the VvE

Many buyers forget that the VvE in Spain legally has the power to restrict or prohibit rental. If the statutes prohibit rental, no license can be issued. If no rules exist, the VvE can later decide to impose restrictions. It is recommended to check the statutes before purchasing to avoid disappointment.

Investing in Spain: still attractive

Despite stricter rules, Spanish real estate remains attractive. Prices in popular regions have risen and demand from Northern Europe remains high. For personal use, you enjoy the sun and potential appreciation; for renting, stable returns are possible if everything is well arranged.

Critical, but promising

The stricter rules make the market more transparent and safer. For buyers like the Lucassen family, this means careful preparation is key and choosing between personal use or rental must be deliberate. They ultimately chose a property suitable for both options. With the right guidance, the regulations are not an obstacle but a reassurance.

Do you want to discover which option suits you best? At Solencasa, we guide Dutch buyers through the entire process – from purchase to permits, VvE documentation, and rental.

Contact us today and take the first step towards your Spanish home.