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Everything you need to know before buying real estate is included in our Spain Property Pack
Andalusia has become one of Europe's largest short-term rental markets, with nearly 97,000 active tourist dwellings competing for guests across its cities and coasts.
This guide breaks down exactly what you can earn, what it costs, and what legal hoops you need to jump through to run an Airbnb in Andalusia in 2026.
We update this article regularly to reflect the latest regulations, pricing data, and market conditions across Sevilla, Málaga, Granada, Córdoba, and the Costa del Sol.
And if you're planning to buy a property in this place, you may want to download our pack covering the real estate market in Andalusia.
Insights
- Airbnb listings in Andalusia earn an average of 2,600 euros per month in gross revenue, but expenses typically consume 40% of that, leaving hosts with around 1,550 euros in net profit.
- Sevilla and Málaga have implemented neighborhood-level restrictions that effectively ban new short-term rental registrations in historic districts like Casco Antiguo, Santa Cruz, and Centro Histórico.
- Top-performing Airbnb hosts in Andalusia achieve 68 to 76 percent occupancy rates, roughly 10 to 18 percentage points higher than average hosts operating similar properties.
- The most crowded price segment in Andalusia is 90 to 160 euros per night for apartments in historic city centers, making differentiation essential for new hosts entering these markets.
- Spain's national registry requirement (Real Decreto 1312/2024) now forces platforms to delist properties without valid registration numbers, making compliance non-negotiable for Andalusian hosts.
- Seasonal revenue swings in Andalusia are dramatic, with typical listings earning around 1,600 euros monthly in low season but jumping to 4,200 euros during peak summer and festival periods.
- Two-bedroom apartments generate the strongest combination of booking volume and revenue in Andalusia because they serve both couples traveling together and small families.
- The Junta de Andalucía cancelled over 9,200 tourist dwelling registrations in just 18 months, signaling increasingly aggressive enforcement across the region.
Can I legally run an Airbnb in Andalusia in 2026?
Is short-term renting allowed in Andalusia in 2026?
As of the first half of 2026, short-term renting is legal in Andalusia, but it operates under a two-tier regulatory system that requires both regional registration and compliance with local municipal rules.
The main legal framework governing short-term rentals in Andalusia is Decreto 28/2016, which created the "vivienda de uso turístico" (VUT) category and established baseline requirements for hosts across the region.
The single most important condition hosts must meet is registering their property with the Registro de Turismo de Andalucía before advertising or accepting any bookings.
Beyond regional registration, the 2024 reform (Decreto 31/2024) now allows individual municipalities to impose their own restrictions, including caps on new licenses, zoning limitations, and outright moratoria in certain neighborhoods.
Operating an unregistered short-term rental in Andalusia can result in fines ranging from several hundred euros to over 18,000 euros for serious violations, plus the government can order platforms to remove your listing entirely.
For a more general view, you can read our article detailing what exactly foreigners can own and buy in Spain.
If you are an American, you might want to read our blog article detailing the property rights of US citizens in Spain.
Are there minimum-stay rules and maximum nights-per-year caps for Airbnbs in Andalusia as of 2026?
As of the first half of 2026, Andalusia does not impose a region-wide minimum stay requirement or a maximum nights-per-year cap like some other European destinations do.
These rules do not vary by property type or host residency status at the regional level, meaning there is no restriction based on whether you rent an apartment, townhouse, or villa, or whether you live in Andalusia or abroad.
However, the practical limits on short-term renting in Andalusia come from municipal planning restrictions and the national registry requirement, which can effectively block hosts who fail to register properly or operate in restricted zones.
Do I have to live there, or can I Airbnb a secondary home in Andalusia right now?
Andalusia does not require you to live in a property to operate it as a short-term rental, so second homes and investment properties are eligible for VUT registration.
Owners of secondary homes can legally run short-term rentals in Andalusia as long as they complete the regional registration process and comply with any local municipal restrictions that may apply to their specific neighborhood.
There are no additional permits specifically required for non-primary residences at the regional level, though some municipalities have begun restricting new registrations in certain zones regardless of whether the owner lives there.
The main practical difference between primary and secondary residences in Andalusia is not in the rules themselves but in local enforcement, as cities like Sevilla and Málaga are blocking new VUT licenses in saturated neighborhoods, which affects non-resident investors more than locals who might have grandfathered properties.
Don't buy the wrong property, in the wrong area of Andalusia
Buying real estate is a significant investment. Don't rely solely on your intuition. Gather the right information to make the best decision.
Can I run multiple Airbnbs under one name in Andalusia right now?
Running multiple Airbnb listings under one name is legally possible in Andalusia, though hosts with several properties face increasing scrutiny and professionalization expectations.
There is no hard cap on the number of properties one person or entity can register as VUT in Andalusia, but the 2024 reform has strengthened requirements around "empresas explotadoras" (operating companies) and administrative accountability as you scale up.
Hosts with multiple listings do not face additional licensing requirements per se, but they must register each property individually and comply with the national registry system, which increases traceability across all their listings.
The regulatory direction in Andalusia clearly favors transparency and accountability, so hosts managing five or more units should treat their operation as a small business from day one with proper accounting and compliance workflows.
Do I need a short-term rental license or a business registration to host in Andalusia as of 2026?
As of the first half of 2026, you must register your property as a "vivienda de uso turístico" with the Registro de Turismo de Andalucía, and you also need a national registry number (NRA) to advertise on platforms like Airbnb.
The registration process involves submitting a "declaración responsable" (responsible declaration) through the Junta de Andalucía's online portal, which typically takes a few weeks to process once all documentation is complete.
Required documents generally include proof of property ownership or authorization to operate, a certificate of habitability, and documentation showing the property meets basic safety and equipment standards outlined in the VUT decree.
The registration itself does not carry a significant fee, but you may incur costs for obtaining required certificates, and you should budget for any upgrades needed to meet habitability standards.
Are there neighborhood bans or restricted zones for Airbnb in Andalusia as of 2026?
As of the first half of 2026, several major Andalusian cities have implemented neighborhood-level restrictions or complete moratoria on new short-term rental registrations.
In Sevilla, the strictest restrictions apply to the Casco Antiguo (including Santa Cruz, El Arenal, and the Alameda area) and parts of Triana, where the city has capped or frozen new VUT licenses.
Málaga announced a city-wide moratorium affecting dozens of neighborhoods, with the Centro Histórico, Soho, and La Malagueta facing the tightest controls.
Córdoba has suspended new licenses in the Centro and Sur districts, particularly around the Mezquita and Judería areas where tourism pressure is highest.
These restrictions exist because historic neighborhoods face intense housing pressure from tourism, and municipalities are using their planning powers under Decreto 31/2024 to protect residential livability and housing affordability.
We made this infographic to show you how property prices in Spain compare to other big cities across the region. It breaks down the average price per square meter in city centers, so you can see how cities stack up. It’s an easy way to spot where you might get the best value for your money. We hope you like it.
How much can an Airbnb earn in Andalusia in 2026?
What's the average and median nightly price on Airbnb in Andalusia in 2026?
As of the first half of 2026, the average nightly price for an Airbnb listing in Andalusia is approximately 150 euros (around 155 USD), while the median sits closer to 120 euros (125 USD) because high-end villas pull the average upward.
The typical nightly price range that covers roughly 80% of Airbnb listings in Andalusia falls between 70 and 220 euros (75 to 230 USD), with most standard apartments clustering in the 90 to 160 euro range.
Location has the single biggest impact on nightly pricing in Andalusia, with properties in historic city centers and beachfront Costa del Sol positions commanding significantly higher rates than inland or suburban alternatives.
By the way, you will find much more detailed profitability rent ranges in our property pack covering the real estate market in Andalusia.
How much do nightly prices vary by neighborhood in Andalusia in 2026?
As of the first half of 2026, nightly prices in Andalusia can vary by 1.6 to 2.5 times between the most expensive neighborhoods (like Sevilla's Santa Cruz at 180 to 220 euros per night) and more affordable outer districts (like residential areas of Dos Hermanas at 70 to 90 euros).
The three neighborhoods with the highest average nightly prices in Andalusia are Santa Cruz in Sevilla (around 200 euros or 210 USD), La Malagueta in Málaga (around 190 euros or 200 USD), and Albaicín in Granada (around 185 euros or 195 USD), all commanding premiums for their historic character and walkability.
The three neighborhoods with the lowest average nightly prices include outer Málaga districts like Puerto de la Torre (around 75 euros or 80 USD), suburban areas of Córdoba outside the historic center (around 70 euros or 75 USD), and inland towns like Antequera (around 65 euros or 70 USD), though these areas still attract guests seeking affordable bases for day trips.
What's the typical occupancy rate in Andalusia in 2026?
As of the first half of 2026, the typical annualized occupancy rate for Airbnb listings in Andalusia is around 58%, which translates to approximately 17 to 18 booked nights per month on average.
The realistic occupancy range covering most listings in Andalusia spans from 45% for weaker properties in seasonal locations to 68% or higher for well-positioned city apartments.
Andalusia's occupancy rates compare favorably to the Spanish national average, largely because the region benefits from year-round cultural tourism in its cities and strong summer demand on its coasts.
The single biggest factor for achieving above-average occupancy in Andalusia is location within walking distance of major attractions, as properties near historic centers, beaches, and transit hubs consistently outperform those requiring car access.
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What's the average monthly revenue per listing in Andalusia in 2026?
As of the first half of 2026, the average monthly revenue per Airbnb listing in Andalusia is approximately 2,600 euros (around 2,700 USD), calculated from an average nightly rate of 150 euros multiplied by 17 to 18 booked nights.
The realistic monthly revenue range covering roughly 80% of Airbnb listings in Andalusia spans from 1,500 euros (1,550 USD) for weaker performers to 4,500 euros (4,700 USD) for strong city and coastal properties.
Top-performing Airbnb listings in Andalusia, particularly well-located villas with pools on the Costa del Sol, can achieve monthly revenues of 6,000 to 8,000 euros (6,200 to 8,300 USD) during peak season, though annual averages are lower due to seasonality.
Finally, note that we give here all the information you need to buy and rent out a property in Andalusia.
What's the typical low-season vs high-season monthly revenue in Andalusia in 2026?
As of the first half of 2026, typical Airbnb listings in Andalusia earn around 1,600 euros (1,650 USD) per month during low season and approximately 4,200 euros (4,350 USD) per month during high season, representing a swing of more than 2.5 times.
Low season in Andalusia generally runs from November through February (excluding Christmas and New Year weeks), while high season includes the summer months of June through September for coastal properties and spring festival periods like Semana Santa and Feria de Abril for city listings.
What's a realistic Airbnb monthly expense range in Andalusia in 2026?
As of the first half of 2026, realistic monthly operating expenses for an Airbnb in Andalusia range from 650 to 1,550 euros (675 to 1,600 USD) for standard properties, with villas requiring 1,800 euros (1,850 USD) or more due to pool maintenance and higher utility costs.
Property management fees typically represent the largest single expense category in Andalusia, running 15% to 25% of gross revenue (roughly 400 to 650 euros monthly for an average listing), though hosts who self-manage can eliminate this cost entirely.
Hosts in Andalusia should expect operating expenses to consume approximately 35% to 45% of gross revenue, with self-managing hosts at the lower end and those using full-service management at the higher end.
If you want to go into more details, we also have a blog article detailing all the property taxes and fees in Andalusia.
What's realistic monthly net profit and profit per available night for Airbnb in Andalusia in 2026?
As of the first half of 2026, a typical Airbnb in Andalusia generates around 1,550 euros (1,600 USD) in monthly net profit, which works out to approximately 52 euros (54 USD) profit per available night.
The realistic monthly net profit range covering most Airbnb listings in Andalusia spans from 700 euros (725 USD) for weaker performers to 2,500 euros (2,600 USD) or more for well-executed listings in strong locations.
Hosts in Andalusia typically achieve net profit margins between 50% and 65% of gross revenue, with self-managing hosts in efficient operations reaching the higher end of that range.
The break-even occupancy rate for a typical Airbnb listing in Andalusia is around 25% to 30%, which means even modest booking volumes can cover fixed costs, though profitability requires pushing well above this threshold.
In our property pack covering the real estate market in Andalusia, we explain the best strategies to improve your cashflows.
We did some research and made this infographic to help you quickly compare rental yields of the major cities in Spain versus those in neighboring countries. It provides a clear view of how this country positions itself as a real estate investment destination, which might interest you if you’re planning to invest there.
How competitive is Airbnb in Andalusia as of 2026?
How many active Airbnb listings are in Andalusia as of 2026?
As of the first half of 2026, Andalusia has approximately 97,000 active tourist dwellings (viviendas turísticas) competing for short-term rental guests across the region.
This number has remained relatively stable compared to 2024, as new registrations have been largely offset by the Junta de Andalucía cancelling over 9,200 VUT licenses in 18 months, plus municipal moratoria have slowed new supply growth in major cities like Málaga and Sevilla.
Which neighborhoods are most saturated in Andalusia as of 2026?
As of the first half of 2026, the most saturated neighborhoods for Airbnb in Andalusia are Sevilla's Casco Antiguo (particularly Santa Cruz, El Arenal, and Alameda), Málaga's Centro Histórico and Soho, Granada's Albaicín and Realejo, and Córdoba's Judería around the Mezquita.
These neighborhoods became saturated because they combine walkable historic architecture with proximity to major attractions, creating intense competition for a finite pool of properties that meet both guest expectations and regulatory requirements.
Neighborhoods in Andalusia that remain relatively undersaturated and may offer better opportunities include well-connected residential areas just outside historic cores, such as Sevilla's Nervión, Málaga's Pedregalejo (which still has availability despite beach proximity), and Granada's Realejo edges, where new hosts face less competition and lower entry costs.
What local events spike demand in Andalusia in 2026?
As of the first half of 2026, the main events that spike Airbnb demand in Andalusia are Semana Santa (especially in Sevilla, Málaga, and Granada), Sevilla's Feria de Abril, Córdoba's Festival de los Patios in May, Festival de Málaga (film festival), and the summer beach season across the Costa del Sol.
During these peak events, Airbnb bookings in Andalusia typically increase by 40% to 70%, and nightly rates can jump 50% to 100% above normal levels, with Semana Santa in Sevilla commanding the most dramatic premiums.
Hosts in Andalusia should adjust their pricing and availability at least 60 to 90 days before major events, as savvy travelers book early and listings that wait until the last minute miss the premium booking window.
What occupancy differences exist between top and average hosts in Andalusia in 2026?
As of the first half of 2026, top-performing Airbnb hosts in Andalusia achieve annual occupancy rates of 68% to 76%, consistently outperforming the market through superior listings, pricing strategy, and guest experience.
By comparison, average hosts in Andalusia typically achieve around 58% occupancy, meaning top performers capture 10 to 18 more booked nights per month through better execution.
New hosts in Andalusia typically need 6 to 12 months to build enough reviews and optimize their listings sufficiently to reach top-performer occupancy levels, assuming they invest in quality photography, competitive pricing, and responsive guest communication from day one.
We give more details about the different Airbnb strategies to adopt in our property pack covering the real estate market in Andalusia.
Which price points are most crowded, and where's the "white space" for new hosts in Andalusia right now?
The nightly price range with the highest concentration of Airbnb listings in Andalusia is 90 to 160 euros (95 to 165 USD), which captures the bulk of standard apartments in historic city zones targeting couples and short-break travelers.
The most promising "white space" opportunities for new Airbnb hosts in Andalusia exist in two segments: family-friendly 2 to 3 bedroom properties priced at 180 to 250 euros (185 to 260 USD) in walkable but less saturated neighborhoods, and premium "heat-proof" listings with superior air conditioning and sleep quality priced at 200 to 300 euros (210 to 310 USD) for summer travelers.
Property characteristics that help new hosts succeed in these underserved segments include multiple bedrooms with proper sleeping arrangements for children, work-friendly setups with desks and fast wifi, outdoor space for evening relaxation, and genuine cooling capacity that makes Andalusian summers comfortable.
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What property works best for Airbnb demand in Andalusia right now?
What bedroom count gets the most bookings in Andalusia as of 2026?
As of the first half of 2026, one-bedroom and two-bedroom properties get the most Airbnb bookings in Andalusia, serving the region's dominant traveler segments of couples and small families.
The estimated booking rate breakdown by bedroom count in Andalusia shows studios capturing around 15% of bookings, one-bedrooms taking approximately 35%, two-bedrooms leading with about 30%, and three-bedroom-plus properties accounting for the remaining 20%.
Two-bedroom apartments perform particularly well in Andalusia because they flexibly serve couples traveling together, small families with children, and longer-stay guests who appreciate having a separate living space, all while keeping acquisition and operating costs manageable compared to larger properties.
What property type performs best in Andalusia in 2026?
As of the first half of 2026, apartments in major cities (Sevilla, Málaga, Granada, Córdoba) deliver the best year-round performance in Andalusia due to consistent demand, while coastal villas offer higher peak-season revenue but greater seasonality.
Occupancy rates across property types in Andalusia show city apartments achieving 60% to 68% annually, townhouses in coastal and suburban areas running at 50% to 60%, detached houses performing at 45% to 55%, and villas ranging widely from 40% in winter to 80% or higher in summer.
City apartments outperform other property types on a risk-adjusted basis in Andalusia because they benefit from year-round cultural tourism, business travel, and festival demand that keeps bookings steady even when coastal properties go quiet during winter months.
What sources have we used to write this blog article?
Whether it's in our blog articles or the market analyses included in our property pack about Andalusia, we always rely on the strongest methodology we can … and we don't throw out numbers at random.
We also aim to be fully transparent, so below we've listed the authoritative sources we used, and explained how we used them and the methods behind our estimates.
| Source | Why it's authoritative | How we used it |
|---|---|---|
| BOJA - Decreto 28/2016 | It's the official legal text that created Andalusia's rules for tourist dwellings. | We used it to define what counts as a legal short-term rental and the baseline host obligations. We also used it as the default rulebook unless a later decree overrides it. |
| BOJA - Decreto 31/2024 | It's the official update that strengthens requirements and empowers municipalities to limit VUT. | We used it to explain why city-specific caps exist in Málaga, Sevilla, and Córdoba. We also used it to frame what can change by neighborhood. |
| Junta de Andalucía - VUT Guidance | It's the government's own practical guidance page for registering and complying. | We used it to describe the registration pathway and what the administration expects. We also used it to ground license-related answers in official guidance. |
| BOE - Real Decreto 1312/2024 | It's Spain's national law creating the short-stay rental registry and digital window. | We used it to explain the national ID number requirement affecting platform listings. We also used it to highlight why enforcement accelerated in 2025. |
| MIVAU - Press Note on Registry | It's an official government release summarizing the new registry and timeline. | We used it to communicate the implementation timeline clearly. We also used it to verify the BOE text is being implemented as policy. |
| MIVAU - Ventanilla Única Legal Framework | It's the ministry's official hub linking Spanish and EU legal frameworks. | We used it to show how national rules connect to EU platform obligations. We also used it as a verification checkpoint for the legal stack. |
| INE - Tourist Dwellings Statistics | It's Spain's national statistics office measuring tourist dwellings with transparent methodology. | We used it to estimate how many short-term rentals exist in Andalusia by province. We also used it to anchor competition levels with real counts. |
| Dataestur - Apartments Occupancy | It's the government portal republishing official tourism accommodation statistics. | We used it to cross-check seasonality patterns and occupancy trends. We also used it to avoid relying only on platform data for demand seasonality. |
| INE - EOAT Survey | It's the official monthly survey for non-hotel accommodations including apartments. | We used it to triangulate high-season versus low-season swings for Andalusia. We also used it to sanity-check occupancy levels from other sources. |
| IECA - Tourism Survey (ECTA) | It's the region's official statistics agency for tourism volumes and profiles. | We used it to ground demand drivers in real tourism volume data. We also used it to keep the analysis Andalusia-specific rather than Spain-generic. |
| Eurostat - Platform Booking Data | It's the EU's official statistics body tracking platform-booked nights by region. | We used it to verify that Andalusia is one of Europe's biggest platform STR markets. We also used it as an independent check against platform analytics. |
| Sevilla Urbanismo - VUT Limitations | It's the city's official planning authority explaining the limitation process. | We used it to show that Sevilla has neighborhood-level limits and planning rationale. We also used it to illustrate why location matters legally. |
| El País - Málaga Moratorium | It's a major national newspaper reporting on documented municipal policy. | We used it to evidence that Málaga's rules tightened materially and quickly. We also used it to flag regulatory risk in high-pressure neighborhoods. |
| La Moncloa - Illegal Listings Enforcement | It's the Spanish government's official communications channel describing enforcement actions. | We used it to show enforcement is not theoretical and impacts listings directly. We also used it to explain why license display became critical. |
| Airbnb Help Center - Service Fees | It's Airbnb's own official documentation for how fees are charged. | We used it to model realistic platform fees in the expense stack. We also used it to compute net profit scenarios consistently. |
| AirDNA - Málaga Market | It's a widely used STR analytics provider with published methodology and market coverage. | We used it to estimate pricing and occupancy for a major Andalusian demand center. We then used it as an anchor for regional estimates. |
| AirDNA - Sevilla Market | It's the same established STR analytics used by investors and operators. | We used it as a second anchor so the model is not Málaga-only. We blended city anchors with coastal and inland adjustments. |
| INE - Housing Price Index | It's the official Spanish house price index used widely in policy and research. | We used it to contextualize that property values have been moving quickly. We also used it to keep profitability assumptions realistic for 2026. |
| Hosteltur - VUT Cancellations | It's a leading Spanish tourism trade publication tracking industry developments. | We used it to quantify enforcement actions and license cancellations. We also used it to adjust supply estimates for recent regulatory changes. |
| Cadena SER - Córdoba Restrictions | It's a major Spanish radio network reporting on local government announcements. | We used it to document Córdoba's license suspension in central districts. We also used it to complete the picture of municipal restrictions across Andalusia. |
| El País - Andalusia Tourism Trends | It's quality journalism covering regional tourism policy and overtourism debates. | We used it to understand the broader context of tourism pressure in Granada and other cities. We also used it to validate saturation concerns in historic neighborhoods. |
We created this infographic to give you a simple idea of how much it costs to buy property in different parts of Spain. As you can see, it breaks down price ranges and property types for popular cities in the country. We hope this makes it easier to explore your options and understand the market.