Tourist-Rental Licence in Andalusia: What Property Owners & Investors Need to Know

If you’re considering offering holiday lets in Andalusia, or buying a property already operating as a tourist rental, the licensing rules are changing, and in your favour. Here’s a clear, up-to-date guide to what matters on the Costa del Sol.

What is the tourist-rental licence?

In Andalusia you must register any property that is offered for short-term holiday rental in the regional tourism registry (the Junta de Andalucía’s “Registro de Turismo de Andalucía”). This licence confirms that the property meets required standards of safety, habitability and registration. Operating without a valid licence can lead to significant fines or even suspension of your rental business.

Big update: Licence stays with the property

One of the most important recent changes is that when a property already holds a valid tourist-rental licence and is sold, the licence remains valid and stays with the property, it is not automatically lost because of the change of ownership. Until now, new owners often had to request fresh approval from the community of owners via a majority vote, but this requirement has been dropped. This means for buyers, sellers and investors: less red tape and more certainty.

What this means for you

• If you are selling: You can market your property as “licence in place”, making it more attractive to investors.
• If you are buying: You can continue the rental activity without needing a new application, provided the property has a valid licence.
• If you already own and operate: Ensure all administrative details — updates to name, operator, and registry, are correctly handled.
• If the property has no licence yet: You must still meet all regulatory requirements, including safety, habitability, and community approval where applicable.

Key regulatory items you must check

Community of Owners (HOA) and statutes

Check the building’s or complex’s statutes. Some communities may have rules prohibiting tourist lets or requiring a vote to allow them. Even though the licence remains valid on sale, you must confirm that there are no prohibitions against tourist rentals in the community.

Minimum services and standards

Recent updates to Andalusian regulations have introduced stricter standards. Properties must meet all requirements regarding safety equipment, ventilation or air conditioning, minimum space per guest, as well as providing linens, cleaning, and correct registration with the tourism authority.

National registry and data compliance

From 2025 onwards, local tourism registries are being unified across Spain. Platforms listing properties must include a valid registration number, and owners must comply with data and tax reporting obligations.

Tax and administrative responsibilities

All rental income must be declared. Property owners or management companies must comply with tax and accounting obligations, and ensure that the operator is properly registered if the property is managed on their behalf.

Why this is good news for the Costa del Sol rental market

• Greater legal certainty, owning a property with a licence is now more secure.
• Reduced barriers for investors, fewer procedural obstacles make investment more appealing.
• Higher market value, a property with a valid licence stands out in the rental market.
• Operational continuity,  fewer risks of losing a licence when ownership changes.

Practical tips to protect your investment

• Verify the licence number of any property before purchase and confirm it’s valid in the tourism registry.
• Update the operator’s name or registration details immediately after purchase.
• Review the community statutes to confirm there are no bans on tourist rentals.
• Ensure the property complies with all current safety and habitability standards.
• Keep detailed records: licence documents, guest registrations, and tax filings.
• Work with a legal or tax advisor familiar with Andalusian tourism and property regulations.
• Highlight the licence in marketing materials when selling, it’s a key asset.

How we can help you

At Livingstone Estates we assist international buyers, sellers and investors in the Estepona and Costa del Sol area. Our team can:

• Verify tourist-rental licences and their registration status.
• Guide you through due diligence, including community and operator requirements.
• Support your rental operations, from compliance to guest management and marketing.
• Keep you informed of future legal changes that may affect your property.

Disclaimer: This article provides general information only and does not constitute legal or tax advice. Regulations may vary by location and property. Always consult a qualified professional before making decisions related to tourist-rental licensing or property investment.