Marbella Rental Law 2025: What Property Owners Should Know

Marbella 2025/2026 Rental Law Update: Stay Ahead of the New Property Regulations

Owning a property in Marbella isn’t just a smart investment — it’s an invitation to a lifestyle defined by light, luxury, and Mediterranean charm.
But with Marbella’s growing popularity, new regulations are reshaping the short-term rental landscape in 2025 and 2026.
If you own a villa in Nueva Andalucía, a beachfront apartment in Elviria, or a penthouse near Puerto Banús, understanding these changes will help you stay compliant — and protect your investment with confidence.

Entrance arch of Marbella city under a blue sky, symbolizing the city’s identity and the new 2025 rental regulations for property owners in southern Spain.

A New National Registry for Tourist Rentals

From July 1, 2025, all tourist homes in Spain must be registered in the new National Registry of Short-Term Rentals (NRA).
Think of it as your property’s “passport” — a digital proof of transparency and compliance.

What Property Owners Need to Know

Each rental property will have a unique registration number, required by all platforms such as Airbnb, Booking, and Vrbo.
Registration will be fully digital through a new centralized portal.
Homes with an existing Andalusian VUT license are protected temporarily but must update their details within the new system.

Community of Owners: A New Role in Rental Approvals

Starting April 3, 2025, Spain’s Horizontal Property Law will empower communities of owners (comunidades de propietarios) to play a greater role in regulating short-term rentals.

Key Points for Landlords

New tourist rental activity must be approved by a 3/5 majority of the community.
Existing licenses remain valid — changes will not be retroactive.
Communities can increase shared fees by up to 20% for properties used as tourist rentals.

If you own a flat in Puerto Banús or Nueva Andalucía, take the time to communicate openly with your community. Transparency and cooperation help avoid disputes and strengthen trust among neighbors.

Property owner in Marbella meeting guests at a modern villa, reviewing rental documents under the 2025 regulations — symbol of trust, compliance, and Mediterranean hospitality.

Andalusia’s Local Adjustments and Marbella’s Response

In Andalusia, Decree 31/2024 refines the concept of Viviendas de Uso Turístico (VUT).
The focus is on safety, quality, and urban balance — ensuring that tourism and residential living coexist harmoniously.

Local Highlights for Marbella

New limits on converting commercial premises into tourist housing.
A “declaración responsable urbanística” will be required for registration.
Marbella’s city council will launch its own municipal registry to monitor rental density and neighborhood impact.

These updates reflect a clear goal: to preserve the essence of Marbella — a destination that balances elegance, exclusivity, and community wellbeing.

Stay Compliant, Stay Ahead

Ignoring these regulations could lead to penalties of up to €30,000, or even temporary suspension of your rental license.
But compliance also offers benefits — from increased guest trust to better platform visibility.

The Smart Way Forward

View these reforms not as restrictions but as opportunities to elevate your rental standards.
A fully licensed, transparent property not only meets legal expectations but enhances your reputation in Marbella’s premium market.

Conclusion

As 2025 and 2026 unfold, knowledge and preparation will be your best investment tools.
By staying informed and proactive, you can continue to offer guests the refined, worry-free experience that makes Marbella synonymous with luxury living.

Share on