Tourist Licence in Andalusia — What's Changing in 2026?
My clients have been calling me more and more with the same question: is it true that short-term rentals are no longer allowed in Andalusia? The answer is neither yes nor no — and that's exactly what makes this so tricky. The market is shifting, the regulations are evolving, and anyone who doesn't keep up could run into serious trouble before they've even signed on the dotted line.
Andalusia — why does this region pull people in so strongly?
Seville with its Moorish architecture, Granada with the Alhambra visible from every balcony, Málaga opening out onto the Mediterranean — Andalusia is one of those regions that stays with you long after you've flown home. The climate is mild, the Costa del Sol is stunning, and tourism has been driving the entire local economy for years.
That's exactly why demand for short-term rentals here is exceptionally high. And that's exactly why the regional authorities have decided to tighten the rules. Because wherever there's demand, abuse tends to follow.
What has actually changed in the regulations?
The legal framework for tourist rentals in Andalusia is currently being refined. That doesn't mean everything has been shut down — applications for licences are still being processed. What has changed is the approach to the whole process. Each case now requires individual assessment and a considered strategy. There's no longer one simple form that covers everyone.
On top of that, individual municipalities are introducing their own local restrictions, independently of regional legislation. Málaga and Fuengirola have already done so. Torremolinos is looking at similar measures. Every town sets its own criteria — and that's the part that genuinely requires keeping a close eye on.
Three steps you need to take to operate legally
If you're planning short-term rentals in Andalusia, there are no shortcuts. Here's what is absolutely required:
Step 1 — tourist licence
Tourist rental licences are issued by the Regional Government of Andalusia. Without one, no tourist rental can be operated legally. It's the starting point for everything else.
Step 2 — registration and NRA number
Once you have your licence, it must be registered with the relevant Property Registry. You then receive an NRA number — a registration number that identifies your property within the system. I remember one client of mine who skipped this step because it seemed like a mere formality. It cost him several months of delays.
Step 3 — guest registration via SES Hospedajes
Every owner of a licensed property is required to register guest information through the SES Hospedajes system. It's both a legal and a security requirement. There's no flexibility here — either you do it, or you're taking a serious risk.
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A pre-approved licence — why it's the smartest buying strategy right now
Since April 2025, there's been one important change I mention to every client interested in investing in Andalusia: the regional authorities no longer require community of owners approval to transfer a licence — provided that the existing licence was granted before the new regulations came into force.
What does that mean in practice? That a property with a valid, previously granted tourist licence is worth more today than a comparable property without one. You're buying time, saving yourself a great deal of stress, and bypassing a significant chunk of the bureaucratic process.
That's why during negotiations I always advise clients to ask for confirmation of the existing NRA number and licence status. This isn't optional — it's essential. And you absolutely need to verify that status directly with the local authorities, to be certain the property can continue operating as a licensed rental without interruption.
Is now still a good time to invest in Andalusia?
It's a question I hear all the time. And for me, the answer is clear: yes — but with your eyes open.
Andalusia, and Málaga and the Costa del Sol in particular, is a market with strong fundamentals. Tourist numbers are growing, demand for accommodation is high, and property prices remain attractive compared to other Mediterranean destinations in Europe. The regulatory changes haven't stopped the market — they've brought some order to it.
An investor who understands the new rules and works within them has a genuine advantage today over those who are waiting for a better moment. Because this market isn't standing still.
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Andalusia is one of those markets where it really pays to know what you're doing — and who you're talking to. Regulations change, municipalities set their own limits, and a mistake made at the point of purchase can follow you for years. If you have questions or want to check a specific property's tourist licence status, get in touch. I'll walk you through it step by step.
