A Guide to Spain's Rental Registration Number
Understanding Spain's Rental Registration Number (NRA) and Single Tourist Rental Registry: A Guide for Property Owners
If you’re renting out a property in Spain for short-term stays—be it a cosy apartment in Malaga or a countryside villa in Granada—it’s essential to be aware of the new regulatory changes. Once again, the goalposts are being moved to reduce the number of tourist rentals in Spain and also to reduce the number of illegal ones. The latest system is the Single Tourist Rental Registry or Rental Registration Number.
Starting July 1, 2025, Spain requires all short-term rental properties to obtain a Rental Registration Number (Número de Registro de Alquiler, or NRA) on the Registro Único Digital to advertise and operate legally. This guide will walk you through the essentials of the NRA, its significance, and the steps needed to be compliant. Contact us if your rental property is in Andalucía and you want us to apply for the new NRA for you. Or, if you’re stuck at the NRA submission stage.
We can even do it remotely if you are not currently in Spain.
What is a Rental Registration Number (NRA)?
The NRA is a unique identifier assigned to properties offered for short-term rentals in Spain. This includes entire homes, individual rooms, and even boats used for accommodation. Introduced under Royal Decree 1312/2024, the NRA aims to centralise and regulate the fast-growing short-term rental market across the country. Once obtained, this number must be prominently displayed on all rental listings, including platforms like Airbnb, Booking.com, and Vrbo.
Failure to show this number will cause your listing to be removed by online platforms starting July 1, 2025.
What Is the Single Tourist Rental Registry?
The Single Tourist Rental Registry is a centralized database that requires all properties offered for short-term or seasonal rentals in Spain to be officially registered. Each registered property receives a unique identification number, which must be displayed in all advertisements. This system was established to ensure that all tourist accommodations meet legal requirements and to facilitate better oversight of the rental market. This was maybe a backlash at the failure of people registering their VUT’s.
When Does the Regulation Come into Effect?
While the NRA system became operational on January 2, 2025, compliance will become mandatory from July 1, 2025. This grace period allows property owners to familiarise themselves with the new requirements and complete the registration process. We have done this process many times and like most Spanish admin, it can be a nightmare. The new tourist single registry crashed on its first day and the portal is still experiencing technical difficulties. We strongly advise you not to leave it to the last minute.
How to Get a Rental Registration Number (NRA)
Follow these steps to register on the Single Tourist Rental Registry and apply for your Rental Registration Number:
- Gather Necessary Documentation:
- Property details: exact address, cadastral reference, and maximum occupancy.
- Specify whether you’re renting the entire property or individual rooms.
- Valid tourist license if required by your Autonomous Community.
- Access the Registration Portal:
- Visit the Spanish Land Registries website.
- Log in using a valid electronic certificate for identification.
- Complete the Application:
- Fill out the online form with the gathered information.
- Submit the form and any additional required documents.
- Receive Your NRA:
- Upon successful submission, you’ll receive your unique NRA, which must be displayed on all rental listings.
Note: The registration fee is €27 per application, excluding taxes. If you’re renting the property for both tourist and seasonal purposes, separate registrations are required for each.
What to Do Once You Have Obtained an NRA
After obtaining your Rental Registration Number :
- Update Listings: Ensure that the NRA is prominently displayed on all rental platforms and advertisements.
- Maintain Compliance: Keep your property in line with safety and quality standards as stipulated by local regulations.
- Annual Reporting: Submit a yearly report detailing rental activities, including anonymized lease data and the purpose of each lease.
- Stay Informed: Regularly check for updates or changes in regulations, especially those specific to your region or municipality.
What Happens If You Don't Get an NRA?
Failing to obtain an NRA can lead to several consequences:
- Financial Penalties: Operating without a Rental Registration Number can result in fines, the amount of which may vary depending on regional laws.
- Listing Removal: Rental platforms are obligated to remove listings that lack a valid NRA, effectively halting your rental operations. Recently Spain ordered Airbnb to withdraw more than 65,000 holiday rental listings.
- Legal Action: Continued non-compliance may lead to legal proceedings, further fines, or other sanctions.
- Community Restrictions: In some areas, homeowners’ associations have the authority to prohibit or restrict short-term rentals. As of April 3, 2025, obtaining explicit approval from your homeowners’ association is mandatory for tourist rentals.
Impact on Non-Resident Property Owners
Tax Obligations
Even after registration, non-resident owners are responsible for fulfilling tax obligations in Spain. This includes:
- Rental Income Tax: Non-residents must declare rental income through Form 210 (Modelo 210). The tax rate is typically 24%, though EU residents may benefit from a reduced rate of 19%.
- Imputed Income Tax: If the property is not rented out for the entire year, owners are still liable for a tax based on the property’s value, reflecting potential rental income.
- Local Taxes: Owners must also pay local taxes such as the Impuesto sobre Bienes Inmuebles (IBI), which funds municipal services.
Compliance with Local Regulations
In addition to national requirements, non-resident owners must adhere to regional and municipal regulations. For instance, some areas may require a tourist license or impose restrictions on rental activities. It’s essential to consult local authorities or legal experts to ensure full compliance.
Why is the NRA Necessary?
The introduction of the NRA serves multiple purposes:
- Regulation and Oversight: With the rapid growth of short-term rentals, the NRA helps authorities monitor and manage the sector effectively.
- Safety and Standards: Ensures that rental properties meet specific safety and quality standards, providing peace of mind to guests.
- Tax Compliance: Facilitates better tax collection and reduces instances of tax evasion in the rental market.
- Market Transparency: Creates a transparent system where guests can verify the legitimacy of rental properties.
- Community Impact: Addresses concerns about housing shortages and the impact of short-term rentals on local communities.
In Summary
The introduction of the Rental Registration Number is a significant step towards regulating Spain’s short-term rental market, ensuring safety, compliance, and fairness for all involved. By understanding and adhering to these new requirements, property owners can continue to offer their accommodations confidently and legally. It ensures more trust from tourists, leading to more bookings.
If you need assistance with the new rental registration process in Andalusia, contact us today. The cost starts from €75 depending on your circumstances, such as whether we have already obtained the tourist rental licence for you and if you have a digital certificate or not. There is also a Land Registry fee of €27 (+IVA) to pay. We can even do it remotely if you are not currently in Spain.
Areas where we can apply for the Rental Registry Number for you:
- Seville
- Málaga
- Córdoba
- Granada
- Jerez de la Frontera
- Almería
- Cadiz
FAQ
What is the NRA, and why do I need one?
The NRA is a unique identification number assigned to each short-term rental property in Spain. It is mandatory for listing properties on online platforms like Airbnb and Booking.com. Without this number, listings will be removed from these platforms starting July 1, 2025.
How do I apply for an NRA?
Applications can be submitted online through the official platform, the Digital Single Window for Rentals. You’ll need to provide property details, proof of ownership, and compliance with local regulations. A fee of €27 (excluding taxes) applies. More information above.
What information is required for the NRA registration?
You’ll need to provide:
Property address and cadastral reference
Type of accommodation and maximum occupancy
Owner’s details
Proof of compliance with regional and local regulations
Tourist license (if applicable)
Will my property listing be removed from holiday rental platforms if I don't get an NRA by July 1st 2025?
Starting July 1, 2025, platforms are legally obligated to ensure that all listed properties have a valid NRA. If a listing lacks this number or displays an invalid one, the platform must remove or disable the listing within 48 hours.
Contact us today if you want us to appy for an NRA for you.
How long does the NRA last for?
The NRA is valid for 12 months. To renew it, you’ll need to submit a list of all rentals made during the registration period and proof that each rental was temporary. Failure to do so may result in suspension or revocation of the registration number.
Do I need an NRA if I rent out a room in my home?
Yes, the NRA requirement applies to all short-term rentals, including individual rooms, provided they are rented out for temporary purposes such as holidays, work, study, or medical treatment.
Can I list multiple units under the same license?
Each accommodation unit must be individually registered. If you rent out several rooms separately, each room requires its own registration number.
What if my community of owners doesn't approve short-term rentals?
As of April 3, 2025, homeowners’ associations (Comunidad de Propietarios) can vote on whether properties within their buildings can be used for tourist rentals. A favorable vote of at least 60% is required. If your community disapproves, you cannot legally register your property for short-term rentals.
Do non-resident property owners still need a rental registration number?
Yes, non-resident property owners must also obtain an NRA to legally advertise and operate short-term rentals in Spain.
Do I need to cancel my tourist rental licence if I am no longer renting out my property?
Yes, you must cancel the tourist licence and inform the relevant authorities.