Spain’s tourist rental laws changed significantly in 2025, introducing stricter national registration requirements and giving local authorities greater control over short-term holiday rentals. These reforms affect all tourist accommodation, including apartments and villas, across the Costa Blanca and Alicante province.
A key change is the introduction of the National Rental Registry (NRUA), which requires every short-term rental property to obtain a unique registration ID and display it on all advertisements. At the same time, apartment rentals in shared buildings are now subject to mandatory community approval under Spain’s Horizontal Property Law, while regional and municipal rules continue to determine where tourist licences can be granted.
This guide explains how Spain’s 2025 tourist rental framework works in practice, how NRUA registration applies, and how national, regional, and local rules interact across the Costa Blanca. It is designed for buyers and owners who need to understand whether a property can be legally rented, what approvals are required, and how these rules affect investment risk and resale value.
What is NRUA?
NRUA (National Rental Registry) is Spain’s mandatory national registration system for short-term tourist rentals, introduced in 2025 to create a single, transparent record of legally operated holiday accommodation. Under the NRUA framework, every property used for tourist rental must obtain a unique rental identification number through the Ventanilla Única Digital de Arrendamientos and display this ID on all advertisements, including platforms such as Airbnb and Booking.com. NRUA registration does not replace regional or municipal licensing requirements; instead, it works alongside them, meaning a property must still comply with local zoning rules, tourist licence regulations, and community approval where applicable. Properties that do not hold a valid NRUA ID cannot be legally advertised or rented on a short-term basis in Spain.
The Appeal of Costa Blanca for Holiday Rentals
The Costa Blanca attracts international visitors year-round, sustaining demand for holiday rentals in towns such as Alicante, Benidorm, Altea, Jávea, Moraira, Torrevieja, and Orihuela Costa. Coastal climate, Mediterranean beaches, and proximity to Alicante–Elche Miguel Hernández Airport sustain a constant flow of holidaymakers. This demand supports high occupancy rates and competitive yields for property used as tourist accommodation.
Overview of Spain’s New Tourist Rental Laws (2025)
Spain’s reforms in 2025 created a dual framework for holiday rentals in Costa Blanca, distinguishing between apartments in shared buildings and standalone villas while imposing national registration. Spain created these measures to address over-tourism, housing pressure in city centres, and the need for transparent rental markets. The framework distinguishes between properties in shared buildings and standalone houses, while imposing a unified system of national registration.
Community Approval Rules for Apartments
Apartment rentals in Costa Blanca now depend on community approval, as the amended Horizontal Property Law requires a three-fifths majority of owners to authorise tourist use. Since April 2025, apartment owners in shared buildings must obtain approval from their community of owners. A minimum of sixty percent of owners by number and ownership quota must support the decision to permit tourist rentals. Communities can order the cessation of rentals that operate without consent. Properties with licenses granted before April 2025 remain valid under a grandfather clause. Buyers of apartments must therefore examine community statutes and minutes before committing to a purchase.
National Registration and Unique Rental ID (NRUA)
The NRUA registration system launched in July 2025 requires every Costa Blanca holiday rental to carry a unique ID on all advertisements, including major booking platforms. From July 2025, every property must obtain a unique rental ID through the Ventanilla Única Digital de Arrendamientos. This identifier must appear on every advertisement and digital listing, including Airbnb, Booking.com, and private websites. Authorities have already removed unregistered properties from online platforms. Buyers who fail to secure registration cannot legally operate short-term rentals, which affects both revenue and resale value.
Regional and Local Considerations in Costa Blanca
Licensing for holiday rentals in Costa Blanca varies by municipality, with Alicante, Benidorm, Torrevieja, and Orihuela Costa each applying different zoning and planning rules. The Valencian Community requires a tourist license (VT number) that depends on zoning regulations. In Alicante city, certain residential blocks cannot obtain new licenses. Benidorm prioritises properties in established tourist zones. Torrevieja and Orihuela Costa impose additional conditions tied to urban planning. Local enforcement means two identical villas in different municipalities may face different outcomes when applying for licenses.
Local Holiday Rental Rules by Municipality (Costa Blanca)
Holiday rental regulations in Costa Blanca are enforced at municipal level, meaning approval and licensing outcomes vary by town even where national and regional law is the same. Below is a summary of how the 2025 framework applies in key municipalities. Detailed, town-specific guidance is covered separately.
Alicante (City)
Alicante city applies some of the strictest controls on new tourist rental licences. Many residential zones are no longer eligible for new approvals, particularly in apartment buildings. Properties located in designated tourist or mixed-use areas have a higher likelihood of approval, while community consent is mandatory for apartments in shared buildings.
Benidorm
Benidorm prioritises short-term rentals in established tourist zones and purpose-built holiday buildings. Properties outside these areas face tighter scrutiny, especially apartments in residential blocks. Existing licences retain value due to limited new supply, making licence status critical when assessing investment potential.
Torrevieja
Torrevieja continues to accept holiday rental applications in many urbanised areas but applies additional planning and compliance requirements. Approval depends on zoning compatibility and technical standards, and apartments remain subject to community approval rules under national law.
l’Alfàs del Pi
In l’Alfàs del Pi, tourist rental approval depends heavily on local planning designations and residential zoning. Villas typically face fewer restrictions than apartments, while community statutes play a decisive role for properties in shared developments.
Important: These summaries reflect general enforcement patterns. Final approval always depends on zoning classification, licence history, community statutes, and municipal interpretation at the time of application.
Practical Steps for Buyers
Due diligence for holiday rentals in Costa Blanca involves checking existing licenses, reviewing community statutes, and ensuring NRUA eligibility before purchase. Buyers must confirm whether the property has an existing tourist license, as these licenses transfer with ownership. They must review community statutes to identify any prohibitions or pending votes. They must assess eligibility for NRUA registration and ensure compliance with both regional and national requirements. Buyers also need to calculate associated taxes, management fees, and insurance obligations, all of which we detail in our guide to buying property in Costa Blanca Working with an API-registered estate agent ensures compliance with Spanish property law and guarantees proper registration through RAICV and COAPI Alicante.
Risks and Opportunities
Tighter regulation reshapes risk and reward: illegal rentals in Costa Blanca face fines and closure, while licensed properties with NRUA registration gain scarcity value and stronger resale potential. Buyers risk fines, listing removal, and lost income if they fail to secure legal approval. Communities in shared buildings can veto new rental activity. On the other hand, legal properties with licenses and NRUA registration achieve higher occupancy and can command premium resale values. Demand in prime areas like Altea Hills, Moraira, and Jávea remains strong, so compliant rentals benefit from scarcity. The tightening of regulations increases the market value of legal rentals, positioning them as secure investments.
FAQ: Holiday Rental in Costa Blanca
Can I buy a villa and rent it immediately in Costa Blanca?
Buying a villa in Costa Blanca does not mean you automatically inherit its tourist license. A license attached to the previous owner expires when the property changes hands. However, evidence of a past license is valuable because it confirms the villa complied with technical standards and zoning when first approved. This history can exempt the buyer from certain new requirements, such as community votes, and allows a smoother reapplication process through the Valencian Community.
Does every holiday rental need NRUA registration?
Holiday rental in Costa Blanca requires NRUA registration for all properties. From July 2025, the NRUA assigns a unique rental ID that must appear on every advertisement. Platforms like Airbnb and Booking.com delist properties that do not display the code.
Do apartment holiday rentals need community approval?
Holiday rental in Costa Blanca apartments needs community approval under the Horizontal Property Law. Since April 2025, a three-fifths majority of owners in a building must vote in favour of tourist rentals. Without that consent, an owner cannot operate a legal rental.
What risks exist if I buy and rent without a license?
Buying in Costa Blanca to rent without a tourist license puts the investment at risk. Owners who operate without approval face fines of up to €600,000, immediate closure orders, and removal from platforms such as Airbnb or Booking.com. In zones where new licenses are banned, a buyer cannot obtain authorisation at all, which blocks legal use for short-term rentals. Where licensing remains possible, the process is slower and uncertain, particularly if the property has no licensing history. The law applies to rentals of 10 days or fewer (9 nights), and it defines tourist housing as the full dwelling, not individual rooms. New applications also require municipal compatibility reports, compulsory registration with a unique ID, and approval by three-fifths of the community of owners.
How do local rules in Alicante differ from Torrevieja?
Holiday rental in Costa Blanca faces variation between municipalities. Alicante city restricts new licenses in residential zones, while Torrevieja accepts applications in more urbanised areas but requires compliance with urban planning codes. These local differences mean a villa in one town may qualify while an identical property in another does not.
Why does a licensed property carry more value?
Holiday rental in Costa Blanca with an existing license carries higher resale value because compliance is guaranteed. Demand from investors favours properties that can generate rental income immediately, without risk of refusal under new laws.
