1 July 2025 marks a crucial milestone for the Flexible Accommodation in Spain. With the entry into force of the mandatory single register for holiday flats and seasonal rentals, the government is stepping up its control over a sector that has been the subject of debate and speculation. From now on, any advertisement on platforms such as Airbnb or Booking without a unique rental registration number (NRUA) will be removed, exposing owners to considerable penalties, which can amount to several thousand euros.
This measure, promoted by the Ministry of Housing and Urban Agenda, seeks a more "transparent" market and to "curb cases of fraud". However, the Spanish Federation of Associations of Tourist Housing and Apartments (Fevitur) estimates a considerable impact: around 70% out of 368,295 tourist dwellings registered by the INE at the end of 2024 could exit the market after the implementation of the registry. If confirmed, this would mean that close to 257,000 dwellings would not obtain the NRUA, with economic losses estimated at 13,737 million only between July and December. Although the measure does not prevent operating completely without registration, the reliance on platforms will become critical.
On the other hand, approximately 110,000 owners are expected to obtain their registration number, which will allow them to operate normally as long as they comply with the specific regulations of each autonomous community and city council. The data provided by the Spanish Association of Registrars, which had received 178,856 applications with 81,281 accepted y 16,133 refused until 26 June, show an ongoing adaptation process. It should be noted that, upon submission of the application, a provisional number is obtained, which allows operation while the information is being verified.
The process to apply for the NRUA is telematic, through the electronic headquarters of the Association of Property and Mercantile Registrars of Spain, at a cost of 27 euros plus VAT. Once obtained, the number must be included in the advertisements on the platforms. In addition, on an annual basis, landlords must submit an information form on short-term and seasonal rentals, and the Directorate General for Planning and Evaluation may withdraw the NRUA if the requirements are not met. The platforms, for their part, will report monthly operations through the digital one-stop shop.
Despite the ambition of this measure, experts have expressed scepticism. They argue that reducing the supply of Flexible Accommodation will not necessarily result in an increase in permanent rental supply or lower prices. Most of these properties are not located in the areas of greatest demand for long term rental, and owners often prefer to withdraw them from the market rather than move them to residential rental under a regulatory framework perceived as less attractive and with higher risks.
The entry into force of the single register comes against a backdrop of a growing government "offensive" against landlords. Examples of this pressure include a PSOE law proposal that proposes a VAT increase from 10% to 21% for tourist rentals, as well as a tax hike for owners of second homes, in the hope that these will be used for long-term rentals - a prospect that economists do not see as viable.
These state measures are in addition to new municipal regulations. In Madrid, the RESIDE Plan The cohabitation of tourists and residents in the same building in the historic centre will be prevented, and outside the historic centre, licences will only be approved for properties with independent access on the ground or ground floor. In addition, local commerce will be protected by prohibiting the transformation of commercial premises into tourist flats. In Barcelona, the situation is even more drastic, with the intention of the City Council to revoke all tourist flat licences by November 2028The aim is the disappearance of this figure as we know it.
The outlook is complex for the Flexible Accommodation in Spain, with strong regulatory pressure seeking to redefine its role in the real estate market.
