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 Torremolinos or a countryside villa—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.
Starting July 1, 2025, Spain requires all short-term rental properties to obtain a Rental Registration Number (Número de Registro de Alquiler, or NRA) 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.
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 centralize 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.
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 familiarize themselves with the new requirements and complete the registration process.
How to Get an NRA
Follow these steps to register on the Single Tourist Rental Registry and get your NRA:
- 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 NRA:
- 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 an NRA 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.
- 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 NRA 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 registration process, contact us today. The cost varies between €100 and €240 depending on your circumstances and if you have a digital certificate or not.