In the wake of Barcelona announcing a ban on tourist apartments by 2028, we look at whether the rest of Spain will follow suit and what this could mean for the future of short-term rentals.
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Barcelona set to ban tourist apartments by 2028
The end to short-term rental apartments in Barcelona.
The mayor of Barcelona, Jaume Collboni, has announced that all short-term apartments are to be banned in the city by 2028.
The move comes as the city’s property market has been under immense pressure and seen rising costs. According to Forbes, many Barcelona residents are unable to afford an apartment after rents have risen by 70% in the last ten years. In the same period, the cost of a property has risen by 40%. Therefore, the mayor is hoping that this drastic move will make housing more affordable for the local population, particularly for young people.
Data by Statista shows that in 2023, Catalonia received the highest number of international tourists out of all Spain’s regions. With its incredible mix of Gothic and Gaudí architecture, museums, galleries and beaches, Barcelona is a desirable year-round holiday destination.
Currently, there are 101,000 properties in Barcelona with a tourism licence, a number that was restricted in 2014. These will be phased out by 2028.
Criticism of the ban
Critics say that the ban on tourist apartments will negatively impact Barcelona’s thriving tourism industry.
However, not all are in favour of the ban. Tourism is a major generator of revenue for Barcelona, so banning short-term rentals could seriously hinder the economy. Furthermore, a ban on short-term rentals will likely drive up the cost of hotel rooms. In late 2023, New York banned short-term rentals of less than 30 days, unless the owner was also present in the home, which has not only made hotel rooms more expensive but resulted in a black market of holiday lets.
Will short-term rentals be banned across Spain?
It’s worth bearing in mind that Spain’s autonomous regions have different rules and regulations: what is true for Barcelona is not so for Madrid or Valencia. No other autonomous region has come out with the same ban. And the ban applies to Barcelona, and not the region of Catalonia as a whole.
Having said that, Spain is increasingly moving towards tightening rules around short-term rentals. For example, the Balearic Islands recently announced that island councils and town halls now have greater control in sealing off holiday homes that are operating illegally. In Valencia, properties will no longer be able to be sold with a tourism licence. The next owners will have to apply for a new one, if they so wish. The Valencian tourism minister, Nuria Montes, said that there will be a crackdown on illegal tourist properties – so being fully licenced is more important than ever before.
Before you buy an investment property, it is best to ask your estate agent and lawyer for specifics the rules and regulations in the area.
Get reputable legal advice from an English-speaking lawyer based in Spain.
An alternative for investors: medium-term rentals
Digital nomads are on the rise in Spain…an investment opportunity?
If a short-term rental is a stay of less than 30 days and a long-term rental is over a year, then a medium-term rental falls somewhere in between. These are on the rise across Spain. Medium-term rentals appeal to students, who often base themselves in major cities, like Barcelona. They are also a great fit for those that are looking to buy but feel uncertain on where precisely. A six-month stay in a couple of areas can help buyers pick the right area for them.
Plus, medium-term rentals work well for those on a digital nomad visa. This relatively new visa allows third country nationals to work in Spain for up to two years for a foreign-based company. Those that opt for this visa tend to be young professionals who do not necessarily want to be tied down to one area in Spain for the duration of their stay. Find out more about the digital nomad visa.
For international buyers, the benefit of a medium-term rental is similar to that of a short-term rental, in that if you plan when you let out the home, you can benefit from some time in the property yourself.
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