The Costa del Sol’s short-term rental market is evolving with new regulations in 2025. Learn how these changes impact property owners and what steps you need to take to remain compliant.

Introduction

The Costa del Sol has long been a sought-after destination for short-term rentals, attracting tourists year-round. However, in response to housing concerns and community interests, new regulations will take effect in 2025. These changes aim to balance the booming rental market with residents’ needs while addressing housing shortages. Property owners must now navigate stricter rules to continue operating legally.

The Surge in Short-Term Rentals

Platforms like Airbnb and Vrbo have revolutionized the property rental market, making it easier for owners to generate income. However, this surge in short-term rentals has led to increased property prices and a reduction in available long-term housing, prompting regulatory action.

New Regulations Effective April 3, 2025

• Community Approval Requirement: Property owners in residential buildings must now obtain consent from their homeowners’ association (comunidad de vecinos) before renting out their property short-term. A three-fifths majority vote is required for approval.
• Elimination of First Occupation License (F.O.L.): Previously, a First Occupation License was necessary to register a rental property. From 2025, owners can self-declare compliance with urban planning laws, streamlining the registration process.

No Retroactive Effect for Existing Tourist Licenses

It is important to note that the new law does not apply retroactively. Property owners who already hold a valid tourist license and comply with current rental regulations cannot have their licenses revoked by their homeowners’ association.

“Any homeowner who was already engaged in short-term rental activities before the law came into effect and has adhered to tourism sector regulations may continue renting under the conditions and timeframes established.”

The government of Pedro Sánchez hopes that these measures will curb the rapid growth of tourist apartments in major Spanish cities, ultimately helping to combat the housing crisis.

Compliance Deadline: July 1, 2025

If you already hold a tourist license, be aware of the new compliance requirements coming into effect on July 1, 2025. Non-compliance could result in fines or the revocation of your license. Ensure that you meet the updated standards by reviewing the official guidelines. Read more here.

Impact on Property Transactions

At this stage, it is uncertain how these changes will affect property resale values. One key consideration is that there is no guarantee a new buyer will be granted a tourist license, as applications can only be submitted once ownership has been transferred. This means property transactions cannot be made contingent on the issuance of a short-term rental license.

Considerations for Property Buyers

If you are purchasing a property primarily for personal use, these regulations will not impact your plans. From a mortgage lender’s perspective, the rules remain unchanged—buyers must demonstrate financial stability without relying on rental income to cover costs. However, if you are buying an investment property with the intent of short-term leasing, these new laws may significantly influence your decision.

Conclusion

The 2025 regulations introduce stricter control over the short-term rental market in Costa del Sol, ensuring a more balanced approach between tourism and residential needs. While current license holders are protected, new investors and homeowners must navigate the evolving

For personalized guidance on navigating these regulatory changes and optimizing your rental strategy, contact our team of experts today.​

Note: This article is based on information available as of March 4, 2025. Regulations are subject to change; always consult official sources or legal advisors for the most current information.