Tourist Licenses in Andalusia – A Key Shift for Property Owners and Investors

A recent resolution from the Directorate-General for Legal Security and Public Trust in Andalusia has clarified a central issue in the growing market for tourist rentals: the license for short-term rentals is linked to the property itself – not to the person who owns it.

A Clarifying Decision

Until now, there has been uncertainty about what happens to a tourist license when a property is sold. A well-known case in Torremolinos, where a new owner lost the right to rent out because the license was still registered under the previous owner’s name, triggered a lengthy legal battle.

Now the rules are clear: the license belongs to the property. A buyer only needs to update the ownership details with the authorities – no new license application is required.

Lawyer Jacob Sala highlights that this decision strengthens legal certainty and investor protection:

The License as a Value-Driver

The ruling does more than reduce bureaucracy. It also turns a tourist license into a long-term value-enhancer for the property itself.

A property that comes with a valid license is more attractive on the market than an identical one without it. In practice, the license can be seen as a premium asset – something that not only enables short-term rentals but also increases the property’s resale value.

Risk of Future Restrictions

In today’s housing crisis, where many locals struggle to find affordable homes, short-term rentals have become a heated political issue. Across Europe – from Barcelona and Amsterdam to Lisbon – governments have introduced strict caps and zoning rules on tourist rentals.

Andalusia may follow a similar path. With over 150,000 registered tourist properties in the region, future political decisions could mean limits on the number of licenses in tourist-heavy cities and coastal areas.

This makes existing licenses potentially a scarce and highly valuable resource. Applying for a license today may therefore be seen not just as an administrative step, but as a strategic long-term investment.

Market Growth in Numbers

According to the Andalusian tourist registry (August 26, 2025), there are now more than 150,000 licensed tourist apartments in the region.

• Málaga: 86,557 properties
• Cádiz: 21,178
• Almería: 12,815
• Seville: 11,481
• Granada: 9,587
• Huelva: 4,073
• Córdoba: 3,731
• Jaén: 928

The growth is strongest in coastal provinces and major cities, where tourist demand is highest.

Industry Reaction

Juan Cubo, president of AVVA-Pro (Andalusian Association of Tourist Housing), welcomed the decision:

He also reminded new owners to check local building or neighborhood rules, which may impose additional requirements.

Conclusion

This ruling may have far-reaching consequences for Andalusia’s property market. For investors, it provides greater predictability and legal certainty, while also making a license a powerful driver of property value.

In a market facing both rapid growth and political scrutiny, a tourist license may well become one of the most strategic assets a property can hold.

At Estity, we welcome this decision. It makes it easier for property owners to understand the true value of a license and provides reassurance that investments made in improving a home will not be lost. A tourist license is now more than just a permit – it is an added value that strengthens both the property itself and its future potential.