Spain’s holiday rental market has been booming for years, particularly in tourist hotspots such as Marbella, Estepona, and the Costa del Sol at large. But now, a new national regulation is set to shake things up: Real Decreto 1312/2024, which introduces a centralized rental registry and a digital platform for short-term rentals across Spain.
Starting 1 July 2025, certain types of rental properties will be required to register with the newly created Registro Único de Arrendamientos (Unique Rental Registry) and publish a registration number in all online listings. If you're a property owner, investor, or real estate agent involved in holiday rentals, it's critical to understand who this applies to—and what to do about it.
In this article, we’ll break down:
- What the new law says
- Who must register (and who doesn’t—for now)
- What types of platforms are affected
- Practical tips and recommendations for compliance
📜 The New Law: Real Decreto 1312/2024
The Spanish government approved the Royal Decree 1312/2024 to improve transparency in the short-term rental sector and combat undeclared income and illegal holiday rentals. The regulation aligns with EU Regulation 2022/2065, which requires digital platforms to share rental activity data with public authorities.
To comply with these broader European objectives, Spain’s decree introduces:
- A Unique Rental Registry at the national level
- A Digital One-Stop-Shop (Ventanilla Única Digital de Arrendamientos) for owners to manage their rental registrations
- Obligations for online platforms to include the official registration number in all listings
- New data-sharing requirements between platforms and government bodies
This is the first time Spain is creating a centralised national system, rather than relying on regional registers only (like the AT number in Andalusia).
❓ Do You Have to Register?
This is where confusion arises. The obligation to register does not apply to all rental properties—only to those advertised on certain types of online platforms.
According to Spanish legal expert José Luis Aguilar from Broseta law firm, the law applies to rentals listed on platforms that enable bookings and payments online, or platforms that collect or process data related to rental activity.
Think:
- Airbnb
- Booking.com
- Vrbo
- Any website or app that allows a guest to book, pay, or otherwise enter into a rental contract digitally
If you advertise your property through these platforms, you must register and obtain a unique identification number, which must appear clearly in your listing by 1 July 2025.
Failure to comply could result in fines, delisting, or even restrictions on your ability to rent.
🏡 What About Sites Like Idealista or Fotocasa?
Many property owners in Spain use listing portals like Idealista, Fotocasa, or ThinkSpain to advertise their rentals. These sites act more like traditional classified ads: they do not handle bookings or payments, nor do they track how many nights or guests you’ve had.
Good news: These platforms are currently exempt from the registration requirement.
In a written reply to the Broseta law firm, the Spanish Ministry of Housing clarified that only platforms that allow contracts to be entered into at a distance fall within the scope of the new regulation. This interpretation has also been publicly confirmed by Idealista.
So, if you only advertise on Idealista or via offline methods (e.g. through a local real estate office or word-of-mouth), you do not need to register—at least for now.
⚠️ Grey Areas and Legal Risks
While the law may seem clear-cut, there are important caveats:
- If a platform updates its features to include online booking (even via third-party integrations), it could suddenly fall under the regulation.
- Platforms that access rental activity data, such as guest counts or length of stay, might be interpreted as “qualifying platforms.”
- Some websites may appear to be classified sites, but use backend systems that facilitate digital contracts—putting you unknowingly within scope.
Legal experts caution that interpreting the law too narrowly may leave you exposed. José Luis Aguilar puts it clearly:
“Any interpretation that formally fits an exclusion but undermines the intent of the regulation could be considered contrary to its spirit—and possibly illegal.”
The bottom line: Even if you're exempt today, that could change. And the law will likely evolve as authorities clarify enforcement details.
✅ What Should Property Owners and Investors Do?
Here’s our professional guidance for property owners, especially those in high-demand areas like the Costa del Sol:
- Check where your property is listed.
If you're using Airbnb, Booking.com, Vrbo or similar platforms, you must register before July 1st. - Prepare for digital compliance.
Registration will require basic property details, legal documentation proving ownership, and possibly existing licenses (such as Andalusia’s Vivienda con Fines Turísticos number). - Consider registering voluntarily.
Even if you use Idealista or only advertise offline, registering could offer legal certainty and improve buyer/investor confidence—especially if you plan to sell or scale your rental business. - Stay up to date.
Subscribe to industry news or consult with your lawyer or real estate advisor regularly, especially in the months leading up to July 2025. - Work with a professional.
A knowledgeable real estate agency like Nook Homes can guide you through the process, recommend legal advisors, and ensure your rental complies with both regional and national rules.
🧩 What This Means for the Spanish Rental Market
This new regulation is not just about compliance—it’s a signal of greater oversight of the rental economy.
Spain is one of the world’s top destinations for holiday rentals, and its government wants to:
- Ensure taxes are paid
- Protect local housing availability
- Combat unlicensed rentals
- Promote safety and quality standards for tourists
The registry could also become a valuable resource for data-driven decisions—for both policymakers and private investors.
We expect the value of properly licensed, well-managed short-term rentals to increase, while unlicensed properties may face growing scrutiny or lose competitiveness.
🏁 Final Thoughts
To recap:
- You must register your Spanish holiday rental by 1 July 2025 if you list it on platforms like Airbnb or Booking.com.
- If you only use classified ad sites or offline channels, you are currently exempt—but that could change.
- Legal interpretations are still evolving, and being proactive is the safest path forward.
At Nook Homes, we help property owners and investors navigate the changing landscape of real estate regulations in Spain. Whether you're looking to buy, sell, or rent a property on the Costa del Sol, we’re here to make sure you stay informed and compliant—without stress.
Need help registering your rental or understanding how the law applies to you?
📩 Contact us today at nookhomes.es or send us a message via Instagram or LinkedIn.
For more information on buying property in Marbella and Costa del Sol, visit Nookhomes for expert guidance and listings that meet your criteria.
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