Authored by the expert who managed and guided the team behind the Spain Property Pack
Everything you need to know before buying real estate is included in our Spain Property Pack
Spain remains one of Europe's most attractive markets for short-term rentals, but 2025 brought massive regulatory changes that every prospective Airbnb host must understand.
This guide covers everything from the new national registration requirements to realistic earnings data across Madrid, Barcelona, Valencia, and coastal markets.
We constantly update this blog post with the latest data on housing prices and Airbnb profitability in Spain.
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 Spain.
Insights
- Spain now requires a national registration number (NRA/NRU) for all Airbnb listings since July 2025, and platforms automatically remove properties without valid credentials within 48 hours.
- Barcelona will phase out all 10,101 tourist apartment licenses by November 2028, making it the first major European city to completely ban residential short-term rentals.
- The average nightly rate for Airbnb in Spain in January 2026 sits around 115 euros, but Barcelona commands roughly 146 euros while Valencia averages closer to 104 euros.
- Spain fined Airbnb 65 million euros in December 2025 for listing over 65,000 properties without proper licenses, signaling aggressive enforcement nationwide.
- New tourist rentals in apartment buildings created after April 3, 2025 now require 60% approval from the homeowners' association, fundamentally changing viability in condos.
- One-bedroom apartments dominate Spain's Airbnb supply at roughly 70% of listings in Madrid and 63% in Valencia, creating potential white space in family-sized 2-3 bedroom units.
- Typical monthly net profit for a compliant Airbnb listing in Spain ranges from 800 to 1,600 euros before mortgage payments, with break-even occupancy around 35-40%.
- Madrid has roughly 33,000 active listings while Valencia has about 13,000 and Malaga around 12,000, placing Spain among Europe's largest short-term rental markets.
- High season in Spain (June through September plus Easter and Christmas) can generate 2,800 to 4,500 euros monthly, while low season drops to 1,200 to 1,800 euros.
Can I legally run an Airbnb in Spain in 2026?
Is short-term renting allowed in Spain in 2026?
As of the first half of 2026, short-term renting is allowed in Spain but requires compliance with a layered system of national, regional, and local regulations that has become significantly stricter since mid-2025.
The main legal framework governing Airbnb rentals in Spain now centers on Royal Decree 1312/2024, which created a national registration system (Registro Único) requiring all tourist rentals to display a unique registration number on booking platforms.
The single most important restriction hosts must comply with is obtaining this national registration number (NRA/NRU) through the Digital Single Window portal, because since July 2025, platforms like Airbnb automatically remove listings without valid credentials within 48 hours.
Additional restrictions include regional tourist licenses (VUT, HUT, or ETV depending on the autonomous community), municipal zoning rules that can ban rentals in certain neighborhoods, and since April 2025, new tourist rentals in apartment buildings require approval from at least 60% of the homeowners' association.
Operating an illegal short-term rental in Spain can result in fines ranging from 3,000 to 600,000 euros depending on severity, plus automatic delisting from all major booking platforms and potential legal proceedings.
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 Spain as of 2026?
As of the first half of 2026, Spain does not impose a single national nights-per-year cap like some other European countries, but minimum-stay rules and availability restrictions vary significantly by region and municipality.
These rules differ depending on location rather than property type or residency status, with some cities imposing minimum stays to reduce party tourism while others restrict new licenses entirely in saturated zones.
Interestingly, AirDNA data shows that 43% of Madrid Airbnb listings have minimum stays of 30+ nights, suggesting many hosts voluntarily operate as mid-term rentals either to avoid stricter tourist regulations or to capture demand from business travelers and relocating professionals.
Do I have to live there, or can I Airbnb a secondary home in Spain right now?
Spain does not require you to live in a property to rent it short-term, so secondary homes and investment properties can legally operate as Airbnbs if properly licensed.
Owners of secondary homes can legally operate short-term rentals in Spain, but they face the same licensing requirements as any other host and must obtain regional tourist licenses plus the national registration number.
The main additional hurdle for secondary homes in apartment buildings is the April 2025 community approval rule, which requires new tourist rentals to secure 60% homeowner approval, making apartments harder to convert than detached villas or townhouses.
There is no practical difference in rules between primary and secondary residences in Spain, but buildings with existing tourist licenses before April 2025 are grandfathered and do not need retroactive community approval.
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Can I run multiple Airbnbs under one name in Spain right now?
Spain does not ban operating multiple Airbnb listings under one name at the national level, so investors can legally run several properties if each unit is properly registered and licensed.
There is no national maximum on properties per person, but some municipalities treat multi-unit operators with higher scrutiny, and each property must independently obtain its regional license and national registration number.
No special additional licensing applies specifically to multi-property hosts, though the administrative burden of maintaining compliance across multiple units is substantial given the documentation requirements for each property.
The main regulatory concern behind enforcement attention on multi-property hosts is housing supply, as authorities increasingly view professional operators as contributing to residential shortages in pressured markets like Barcelona and Madrid.
Do I need a short-term rental license or a business registration to host in Spain as of 2026?
As of the first half of 2026, you need both a regional tourist license (called VUT in most regions) and a national registration number (NRA/NRU) to legally host on Airbnb in Spain.
The typical process involves first obtaining your regional license through the autonomous community's tourism registry, then registering through the national Digital Single Window portal (Ventanilla Única Digital) with an electronic certificate, which usually takes several weeks to complete.
Required documents typically include proof of property ownership, a responsible declaration that the property meets habitability standards, an energy certificate, and since April 2025, written consent from your homeowners' association if you are in a shared building.
The national registration costs approximately 27 euros plus VAT, while regional license fees vary by autonomous community but are generally modest, though legal assistance for navigating the process can add several hundred euros.
Are there neighborhood bans or restricted zones for Airbnb in Spain as of 2026?
As of the first half of 2026, several Spanish cities have implemented neighborhood bans or restricted zones where new Airbnb licenses are either prohibited or severely limited.
The strictest restrictions exist in Barcelona, where the PEUAT (Special Tourist Accommodation Plan) has divided the city into zones with capped permits, and the city will completely phase out all 10,101 tourist apartment licenses by November 2028, affecting areas like Eixample, Ciutat Vella (El Gotic, El Born), Gracia, and Barceloneta.
In Madrid, the Centro district including Sol, Malasana, Lavapies, and La Latina faces intense enforcement, while other cities like Alicante have imposed moratoriums and Palma de Mallorca restricts new licenses in the Casco Antiguo and Santa Catalina neighborhoods.
These zones are restricted because they experience the highest tourist density and housing pressure, with local residents and governments arguing that concentrated short-term rentals hollow out neighborhoods and drive up residential rents.
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 Spain in 2026?
What's the average and median nightly price on Airbnb in Spain in 2026?
As of the first half of 2026, the average nightly price for an Airbnb listing in Spain is approximately 115 euros (roughly $135 USD), while the median sits closer to 105 euros ($123 USD) because of the large supply of budget one-bedroom apartments.
The typical nightly price range covering roughly 80% of Spanish Airbnb listings falls between 70 and 180 euros ($82 to $210 USD), with city-center apartments and coastal villas at the upper end while inland and peripheral listings cluster at the lower end.
Location has the biggest impact on nightly pricing in Spain, with Barcelona commanding around 146 euros, Malaga around 130 euros, Madrid around 118 euros, and Valencia around 104 euros, reflecting each market's tourism intensity and regulatory supply constraints.
By the way, you will find much more detailed profitability rent ranges in our property pack covering the real estate market in Spain.
How much do nightly prices vary by neighborhood in Spain in 2026?
As of the first half of 2026, nightly prices in Spain's major cities vary by 20% to 50% between the most expensive and most affordable neighborhoods, with prime tourist areas like Salamanca in Madrid or El Born in Barcelona commanding up to 180 euros (roughly $210 USD) while peripheral residential zones average closer to 80 euros ($94 USD).
The three neighborhoods with the highest average nightly prices in Spain are typically Barcelona's Eixample at around 160 euros ($187 USD), Madrid's Salamanca at around 150 euros ($176 USD), and Malaga's Centro Historico at around 145 euros ($170 USD).
Lower-priced neighborhoods like Madrid's outer Vallecas district, Barcelona's Nou Barris, or Valencia's Patraix average closer to 70 to 85 euros ($82 to $99 USD), yet these areas still attract bookings from budget-conscious travelers and those seeking authentic local experiences away from tourist crowds.
What's the typical occupancy rate in Spain in 2026?
As of the first half of 2026, the typical annual occupancy rate for Airbnb listings in Spain is approximately 58%, though this varies significantly by city and property quality.
The realistic occupancy range covering most listings in Spain falls between 45% and 70%, with undifferentiated properties in seasonal coastal areas at the lower end and well-located city apartments with strong reviews reaching the upper end.
Spain's Airbnb occupancy rates compare favorably to the European average, with major cities like Barcelona and Malaga achieving around 68%, Madrid around 64%, and Valencia around 62%, reflecting strong year-round tourism demand.
The single biggest factor for achieving above-average occupancy in Spain is a combination of location within walking distance of attractions or transit, competitive pricing, and consistently excellent reviews, as Spanish markets are highly competitive with substantial supply.
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What's the average monthly revenue per listing in Spain in 2026?
As of the first half of 2026, the average monthly gross revenue per Airbnb listing in Spain is approximately 2,200 euros ($2,575 USD), though this varies from around 1,925 euros in Valencia to nearly 3,000 euros in Barcelona.
The realistic monthly revenue range covering roughly 80% of listings in Spain falls between 1,400 and 3,200 euros ($1,640 to $3,750 USD), depending on location, property size, and how well the listing is optimized.
Top-performing Airbnb listings in Spain can achieve monthly revenues of 4,000 to 6,000 euros ($4,680 to $7,020 USD), particularly larger family properties in prime locations during high season. For perspective, a well-located two-bedroom in Barcelona achieving 75% occupancy at 165 euros per night would generate roughly 3,700 euros monthly.
Finally, note that we give here all the information you need to buy and rent out a property in Spain.
What's the typical low-season vs high-season monthly revenue in Spain in 2026?
As of the first half of 2026, typical monthly revenue during low season in Spain ranges from 1,200 to 1,800 euros ($1,400 to $2,100 USD), while high season can generate 2,800 to 4,500 euros ($3,275 to $5,265 USD) depending on location and property type.
Low season in Spain generally runs from November through February (excluding Christmas and New Year), while high season peaks from June through September plus Easter week and the Christmas holiday period, though city markets like Madrid maintain steadier demand year-round compared to beach destinations.
What's a realistic Airbnb monthly expense range in Spain in 2026?
As of the first half of 2026, realistic monthly operating expenses for an Airbnb in Spain range from 700 to 1,400 euros ($820 to $1,640 USD) for self-managed properties, rising to 1,100 to 2,000 euros ($1,290 to $2,340 USD) when using a full-service property manager.
Cleaning and laundry typically represent the largest single expense category in Spain, often running 250 to 500 euros ($290 to $585 USD) monthly depending on turnover frequency and property size, followed by utilities and property management fees.
Hosts in Spain should typically expect to spend 35% to 50% of gross revenue on operating expenses, leaving 50% to 65% as net operating income before any mortgage or financing costs.
If you want to go into more details, we also have a blog article detailing all the property taxes and fees in Spain.
What's realistic monthly net profit and profit per available night for Airbnb in Spain in 2026?
As of the first half of 2026, realistic monthly net operating profit for an Airbnb in Spain ranges from 800 to 1,600 euros ($935 to $1,870 USD) before mortgage payments, translating to profit per available night of roughly 25 to 55 euros ($29 to $64 USD).
The realistic monthly net profit range covering most compliant listings in Spain falls between 600 and 2,000 euros ($700 to $2,340 USD), with well-optimized properties in strong locations achieving the upper range while average performers cluster around 900 to 1,200 euros.
Hosts in Spain typically achieve net profit margins of 35% to 50% of gross revenue after all operating expenses, with more experienced operators and those in high-demand locations reaching the higher end through better pricing and cost management.
The break-even occupancy rate for a typical Airbnb listing in Spain sits around 35% to 40%, meaning hosts need to fill their property roughly 11 to 12 nights per month just to cover fixed and variable operating costs.
In our property pack covering the real estate market in Spain, 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 Spain as of 2026?
How many active Airbnb listings are in Spain as of 2026?
As of the first half of 2026, Spain has approximately 320,000 active short-term rental listings across all platforms, making it one of Europe's largest vacation rental markets alongside France and Italy.
This number has fluctuated significantly since mid-2025, with enforcement actions removing over 65,000 non-compliant listings while the overall market continues to grow in less regulated areas, though the long-term trend points toward consolidation among properly licensed operators rather than unchecked expansion.
Which neighborhoods are most saturated in Spain as of 2026?
As of the first half of 2026, the most saturated neighborhoods for Airbnb in Spain include Barcelona's Eixample, El Born, and Barceloneta; Madrid's Sol, Malasana, and Lavapies; Valencia's Ciutat Vella and Ruzafa; and Malaga's Centro Historico.
These neighborhoods became saturated not simply because they are central, but because they combine walkability to major attractions with distinctive character that photographs well on booking platforms, creating a feedback loop where more listings attract more tourists which attracts more listings.
Relatively undersaturated neighborhoods offering better opportunities for new hosts include Madrid's Chamberi (strong demand with less regulatory heat), Valencia's El Cabanyal (beach access without old-town crowding), Barcelona's Poblenou (design district appeal), and secondary coastal cities like Alicante's Playa San Juan or Cadiz's historic center where regulation is less restrictive than Barcelona.
What local events spike demand in Spain in 2026?
As of the first half of 2026, the main events that spike Airbnb demand in Spain include Mobile World Congress and Primavera Sound in Barcelona, FITUR and Mutua Madrid Open in Madrid, Las Fallas in Valencia, Semana Santa and Feria de Abril in Sevilla, San Fermin in Pamplona, and the summer party season in Ibiza.
During major events in Spain, hosts typically see booking rates increase by 30% to 60% compared to normal periods, while nightly rates can jump 50% to 100% higher for properties in convenient locations to event venues.
Hosts should adjust pricing and availability at least 3 to 6 months ahead of major Spanish events, as experienced travelers and business attendees book early for marquee gatherings like Mobile World Congress, while last-minute travelers during local festivals like Las Fallas often pay premium rates for remaining inventory.
What occupancy differences exist between top and average hosts in Spain in 2026?
As of the first half of 2026, top-performing Airbnb hosts in Spain typically achieve occupancy rates of 73% to 80%, which is 8 to 15 percentage points higher than the market average.
Average hosts in Spain's major markets achieve roughly 58% to 65% annual occupancy, meaning top performers fill their properties an additional 30 to 55 nights per year, translating to thousands of euros in additional revenue.
New hosts in Spain typically take 6 to 12 months to reach top-performer occupancy levels, as building reviews, optimizing listings, understanding seasonal pricing, and developing operational efficiency all require time and iteration.
We give more details about the different Airbnb strategies to adopt in our property pack covering the real estate market in Spain.
Which price points are most crowded, and where's the "white space" for new hosts in Spain right now?
The nightly price range with the highest concentration of listings in Spain falls between 80 and 130 euros ($94 to $152 USD), representing standard one-bedroom and compact two-bedroom apartments in decent but not prime locations.
The most crowded price points where supply exceeds demand sit at 90 to 110 euros ($105 to $129 USD), while white space opportunities exist at the premium end above 160 euros ($187 USD) for family-ready properties with distinctive amenities, and in the mid-term segment for 30+ day stays at moderate rates.
Property characteristics that allow new hosts to compete in underserved segments include family-sized two to three bedrooms with proper beds (not just sofa beds), reliable air conditioning in coastal and southern Spain, elevator access in walk-up buildings, and full legal compliance with transferable licenses in restrictive markets.
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What property works best for Airbnb demand in Spain right now?
What bedroom count gets the most bookings in Spain as of 2026?
As of the first half of 2026, one-bedroom apartments get the most total bookings in Spain because they dominate supply, representing roughly 71% of listings in Madrid and 63% in Valencia.
The estimated booking rate breakdown by bedroom count in Spain shows one-bedrooms capturing about 55% of total bookings, two-bedrooms around 30%, studios approximately 8%, and three-plus bedrooms about 7%, though this reflects supply distribution as much as demand preference.
One-bedrooms perform well for volume in Spain because they match the dominant traveler profile of couples and solo city-break visitors, but two-bedrooms often generate higher revenue per booking by attracting friends traveling together, small families, and remote workers who pay premium rates for extra space.
What property type performs best in Spain in 2026?
As of the first half of 2026, apartments and condos are the best-performing property type for Airbnb in Spain by volume, though townhouses and villas generate higher per-booking revenue in leisure-focused coastal markets.
Occupancy rates in Spain vary by property type, with city apartments typically achieving 60% to 68%, townhouses in coastal areas around 55% to 65% (higher seasonality), and detached villas reaching 50% to 60% annually but with sharp peaks in summer months.
Apartments outperform in Spanish cities because they match urban traveler needs (walkability, transit access, authentic neighborhood feel) and carry lower operating costs, but they face higher regulatory risk from community approval requirements while detached properties avoid this hurdle entirely.
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 Spain, 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 |
|---|---|---|
| Boletín Oficial del Estado (BOE) - Royal Decree 1312/2024 | Spain's official gazette is the primary legal source of truth for all national legislation. | We used it to establish the national registration framework that platforms and hosts must follow. We treated it as the baseline rule-set above city and regional licensing. |
| BOE - Order VAU/653/2025 | This implementing order operationalizes the national registry by defining platform data transmission requirements. | We used it to explain what platforms must verify and why listings can be removed for missing or incorrect registration numbers. |
| Ministry of Housing Press Release | Direct government explanation of how the 2025 community approval rules work in practice. | We used it to explain how condominium buildings can block new tourist-use units and paired it with BOE text for legal grounding. |
| Ayuntamiento de Madrid VUT Portal | Official city page describing Madrid's enforcement and licensing stance. | We used it to capture Madrid-specific constraints and as a template for how city rules can be stricter than national rules. |
| Barcelona PEUAT Plan | Barcelona's official planning framework governing tourist accommodation including the 2028 phase-out. | We used it to explain restricted zones in Barcelona and why legality there is materially different from other Spanish cities. |
| INE Housing Price Index | Spain's official statistics agency providing the standard measure of house price trends. | We used it to anchor what's happening to underlying residential values, affecting investment risk and exit options. |
| INE Hotel Tourism Statistics | Official recurring demand indicator for Spain's travel market including occupancy and seasonality. | We used it as a demand reality check for STR seasonality and triangulated it with platform analytics. |
| European Central Bank EUR/USD Rates | Official central bank reference series used across Europe for FX benchmarks. | We used it to convert AirDNA's USD-denominated figures into euros consistently for Spain-wide comparisons. |
| AirDNA Madrid Overview | Widely used STR market data provider with transparent KPI definitions for ADR, occupancy, and RevPAR. | We used it for Madrid supply counts and KPI benchmarks plus amenities prevalence data. |
| AirDNA Barcelona Overview | Established STR KPI provider with market-level comparability across cities. | We used it to benchmark top-tier city economics and illustrate how regulation risk can dominate the business case. |
| AirDNA Malaga Overview | Consistent KPI source for a major leisure and coastal Spanish market. | We used it to represent sun-and-sea demand dynamics and calibrate Spain's high-season versus low-season ranges. |
| AirDNA Valencia Overview | Comparable KPI snapshot for a fast-growing city-break market. | We used it as a middle case for pricing and occupancy and pulled bedroom mix data to inform winning product types. |
| PriceLabs Spain Market Snapshot | Mainstream STR pricing tool that publishes methodology-based market metrics. | We used it to sanity-check whether city KPIs are consistent with broader Spain patterns, especially seasonality and pacing. |
| Reuters Enforcement Reporting | Global wire service with strong standards and attributable government quotes on Spanish enforcement actions. | We used it to quantify enforcement intensity and the practical delisting risk when registrations are missing. |
| AP News Fine Coverage | Major global news agency that cites official ministries and amounts precisely. | We used it as independent confirmation that Spanish enforcement is not hypothetical and affects platform compliance. |
| Euronews December 2025 Fine Report | European news outlet providing detailed coverage of the 65 million euro Airbnb fine. | We used it to confirm the December 2025 penalty amount and explain the government's housing crisis rationale. |
| Hostaway Spain Compliance Guide | Professional vacation rental software provider with detailed regulatory breakdowns. | We used it to verify registration timelines and cross-check our understanding of community approval requirements. |
| SpainEasy License Guide | Specialized expat services provider with practical step-by-step compliance information. | We used it to understand the dual-license system (regional plus national) and typical documentation requirements. |
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.
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