Every holiday home that is rented online through a platform with automatic booking and payment functions must now have an official registration number. This requirement is part of a broader EU regulation aimed at making the short-term rental market more transparent and better regulated.
In this blog, we explain step by step what the new rules involve, who needs to register, and how to apply for the registration number. This way, you’ll be fully compliant on time and can continue renting out your property with peace of mind.
Author: Tim (Legal Department NB-Estates)
What has changed since July 1, 2025, regarding holiday rentals in Spain?
Since July 1, 2025, Spain has implemented a mandatory registration for holiday rentals. Anyone offering a property through digital platforms where guests can book and pay online must register in the national rental register (Registro Único de Viviendas Turísticas). This registration is handled via the digital portal of the national one-stop-shop for short-term rentals: the Ventanilla Única Digital.
Every property that meets the criteria will receive a unique registration number. This number must be clearly displayed in every online advertisement, for example on Airbnb, Booking.com, Vrbo, or other rental sites. Without this number, rental platforms may not (or no longer) publish your listing.
According to the Spanish Ministry, over 100,000 properties have already been registered, with more than 32,000 in the popular region of Valencia alone (Ministerio de Vivienda, July 2025). Spain is the first EU country to transpose the European Directive (2024/1028) into national legislation.
Who is subject to this new obligation?
You must register your property if:
- You rent via digital platforms such as Airbnb, Booking.com, Vrbo, or similar websites where guests can book and pay online;
- It concerns holiday rentals: typically short-term stays (usually less than 30 consecutive days per guest);
- This also applies to seasonal or mid-term rentals if you use an online platform with automated booking and payment functions.
It does not matter whether:
- It is your primary residence, second home, or investment property;
- You rent occasionally or year-round;
- You rent as a private individual or through a business.
Who is excluded from this new regulation?
Not all landlords must register. You are not required to register if:
- You rent only through personal contacts or offline (e.g., to family, friends);
- You advertise only on sites without booking functions (e.g., Idealista or Fotocasa, although this is currently a subject of legal debate);
- You offer a classic long-term rental contract of 12 months or more.
Note: If you advertise on a platform without a booking function but use an external party for payments, you may still fall under the obligation. Interpretation of certain situations is still developing.
How do you apply for the holiday rental registration number?
Visit the website of the Ventanilla Única Digital, managed by the Spanish Ministry of Housing: link to portal. Then, under "How do I obtain a registration number?", navigate to the tourist rental page.
The application is fully digital and goes through the portal of the Colegio de Registradores or the Spanish land registry. The steps are as follows:
- Gather the following information:
- The exact address of your property;
- The cadastral reference number;
- An indication of whether you are renting the entire property or individual rooms;
- The maximum number of allowed guests;
- And a declaration that your property complies with the rental regulations of the region (check here).
- Apply for your registration number via the Colegio de Registradores using the link to the digital portal on the page above. Log in to the portal, fill out the online form, and upload the required documents.
- You can do this yourself with a digital certificate;
- Or you can have it done by an authorized representative (gestor or legal representative).
- You will immediately receive a provisional registration number, which becomes final after document verification. Your property will then comply with both Spanish law and EU regulations.
Registration cost: €27.05 (excluding VAT) per property.
What are platforms like Airbnb and Booking.com required to do?
Airbnb, Booking.com, and similar platforms are also required to actively cooperate. They must verify and display the registration number on each listing. Without a valid number, listings may not be published. They are also required to submit monthly reports to the authorities and remove listings within 48 hours if a number is revoked or found invalid.
Why is Spain introducing this new regulation?
In 2024, Spain had an estimated 400,000 holiday homes. A large number of these were not officially registered or monitored. Through this measure, the Spanish government aims to gain more control over the fast-growing holiday rental market. The regulation aims to:
- Combat the proliferation of illegal holiday rentals;
- Ensure proper tax collection;
- Promote fair competition;
- And improve the quality of the tourism offering.
Why is it important to register your property on time?
Anyone advertising a property after July 1, 2025, without a valid registration number risks:
- Removal of online listings;
- Fines and penalties;
- Or (temporary) suspension or revocation of the right to rent via platforms.
Good to know: This measure is no reason for concern. On the contrary: it’s an opportunity to organize your rental activity properly and professionally, with greater long-term security. Just like with the NIE number: being well-prepared is half the battle. Read our blog post about the NIE number here.
What does this mean for our clients?
Are you the owner of a holiday home in Spain that you (partly) rent out via Airbnb or Booking? Then it is crucial to register your property on time. The application is relatively straightforward but requires the correct documentation and proper follow-up.
Have you purchased with us? Then we will gladly guide you step by step. That way, you stay fully compliant and have peace of mind.
This article was prepared by the Legal Department of NB-Estates, based on current Spanish legislation and European Directive 2024/1028.