Spain has tightened its regulations around short‑term rentals (Viviendas de Uso Turístico or VUT) more aggressively than ever before.
In 2025–2026, new rules were introduced at both national and municipal levels, giving cities significantly more power to limit, regulate, or even freeze tourist rental licences. These changes affect current owners, future investors, and anyone considering renting out a home on the Costa del Sol.
In this comprehensive blog, we explain everything international owners need to know:
1. what changed,
2. why it changed,
3. what each municipality is doing,
4. and how this affects your investment strategy in 2026.
In 2025, Spain introduced a series of reforms that reshaped the short‑term rental environment.
These were not rumours or proposals, they became official regulatory changes that still apply in 2026.
According to major market reports, short‑term rental regulation was one of the biggest real estate topics in Spain during 2025, alongside the end of the Golden Visa and discussions about potential taxes on non‑EU buyers.
Key Change:
Spain gave municipalities expanded legal authority to regulate short‑term rentals within their borders.
This means cities like Málaga, Marbella, Estepona and others can now:
These rules apply immediately and directly affect owners and investors.
Although each city interprets the laws differently, the following changes are consistent across the Costa del Sol.
Cities across Spain, including Málaga and Marbella, now have the right to:
This authority was granted in 2025 to improve control over housing availability.
Owners must comply with new and more demanding requirements for:
National policies introduced in 2025 increased enforcement and penalties for non‑compliance.
Cities such as Málaga have introduced tougher inspections and higher fines targeting:
The municipalities now have legal backing to enforce these rules aggressively.
In early 2025, a political proposal in Spain suggested imposing a 100% tax on property purchases made by non‑EU buyers. This caused a wave of concern among international investors, but the panic was unnecessary.
The facts:
Conclusion: This rumour has zero impact on the market in 2026.
In February 2025, the Spanish government officially abolished the Golden Visa programme.
Previously, investors who purchased €500,000+ of real estate could obtain residency rights.
According to market reports, the removal of the Golden Visa supports a broader political shift toward:
Although the change does not directly affect rental licensing, it reinforces the trend of stricter oversight of international property activity.
Spain’s government aims to rebalance the real estate ecosystem for three core reasons:
International and investor demand has reshaped cities such as Málaga, Marbella, Valencia, and Barcelona.
Tourist rentals can reduce the supply of homes for locals, an issue the government wants to address.
In high-traffic cities, excess tourist rentals lead to:
A large number of homes were being rented out via platforms like Airbnb without a valid licence.
New rules introduce stricter compliance and heavier penalties to address this.
Most municipalities continue to respect existing VUT licences, even in zones where new licences have been frozen.
Some cities have paused issuing new licences. Others have stricter requirements.
Before purchasing, it is essential to check:
Stricter enforcement removes illegal competitors from the market.
This means that licensed properties enjoy higher occupancy and stronger pricing power, especially in:
One of the biggest winners of the regulatory shift is mid-term rental (no tourist licence required).
Demand is growing rapidly due to:
This market offers:
In cities like Málaga, the mid‑term market is booming thanks to the city’s strong tech and international workforce.
Each municipality has unique policies regarding short‑term rentals.
Marbella
Málaga City
Estepona
Mijas
Benalmádena & Fuengirola
Far from being negative, the new rules strengthen the Costa del Sol rental market for serious investors.
Thanks to tighter regulation, the market now offers:
Investor Opportunities:
Spain’s rental market is becoming cleaner, more compliant, and more profitable for legitimate owners.
Conclusion: Spain’s stricter rental rules create a more mature and rewarding Market
The 2025–2026 rental reforms may appear complex, but they create a better environment for serious, informed investors.
They deliver:
For owners and buyers who operate legitimately, the Costa del Sol remains one of Europe’s strongest property investment regions, and these reforms only reinforce its maturity and long-term stability.
Need Help Navigating Rental Rules in 2026?
ViVi Real Estate helps you with:
Get expert guidance at www.vivi-realestate.com
VIVI Holiday Homes SL.
ES.B93728483
Calle Almendralejo de Jarales 5,
29649 Sitio de Calahonda, Málaga,
Costa del Sol, Spain
