Spain's New Unique Registry Number for Rentals - Confusion and Compliance!

Understanding the **Unique Registry Number for Rentals** Amidst Market **Confusion and Compliance** Challenges

Spain’s new rental registry rules, set to take effect tomorrow, 1 July 2025, have sparked widespread confusion among property owners, rental platforms, and industry experts. The Número de Registro de Alquiler (Unique Registry Number for Rentals) and the Ventanilla Única Digital de Arrendamientos (Digital One-Stop Shop for Rentals), introduced under Real Decreto 1312/2024, target mid-term or "seasonal" rentals—those lasting from 32 days to about a year. Unlike short-term rentals (under 32 days), which already require a tourist license and license number, these mid-term rentals now face new registration requirements. This article explores the regulations, the confusion they’ve caused, and insights from industry professionals, including our perspective on the challenges of regulating this dynamic market.

The Core of the New Rules

The new regulations mandate that property owners advertising mid-term rentals (32 days to approximately one year) on online platforms obtain a unique registration number, known as the Número de Registro de Alquiler (NRA). This number must be displayed on listings for platforms like Airbnb, Booking.com, or others that facilitate bookings and payments for mid-term stays. The aim is to increase transparency, ensure compliance with local regulations, and address concerns about housing availability in high-demand areas. Owners must register their properties through the Colegio de Registradores or the Ventanilla Única Digital, providing details such as the property’s cadastral reference, address, rental type, and proof of adherence to regional rules.

However, the scope of the regulation remains unclear, some industry observers, such as Spanish Property Insight, note that the registration requirement applies only to platforms that handle bookings, payments, or data collection (e.g., rental duration or guest numbers) for mid-term rentals. Barbara Capelli, in charge of property rentals at Urbane also commented that Owners advertising through non-booking platforms, local agencies, or offline channels may be exempt, creating uncertainty about who must comply. “The distinction lies in how the platform functions, not just its branding,” explains Katya, highlighting the ambiguity that leaves many owners confused.

A Confusing Measure in a Hard-to-Control Market

The introduction of these rules has frustrated property owners, adding complexity to an already intricate regulatory environment. Katya Moshnikova, from Urbane International Real Estate in Barcelona, argues that the Catalan government is struggling to regulate a market that resists control. “The mid-term rental market is fluid, driven by digital nomads, temporary workers, and students,” she says. “To track these rentals, the government created this Número de Registro de Alquiler to identify mid-term rental apartments. But the rules keep shifting—now they suggest it might only apply to platforms where reservations and payments occur together. This inconsistency is causing chaos for owners and platforms alike.”

Compounding the confusion, Idealista, a leading Spanish property portal, has announced it will add a field for the NRA, despite primarily serving as a listing platform rather than a booking or payment processor. “Idealista’s move shows how unclear these rules are,” Moshnikova observes. “Owners are left wondering if they need to register just to list on such platforms, even if it’s not strictly required. It’s creating unnecessary pressure and uncertainty.”

Who Needs to Register?

The critical question is: who must register? According to some legal expets, the obligation applies to owners using platforms that facilitate bookings, payments, or data collection for mid-term rentals. Major platforms like Airbnb, which increasingly cater to mid-term stays, fall under this category, and non-compliance could lead to listings being removed within 48 hours or fines of up to €600,000. Owners advertising through platforms that only display listings or through offline methods may not need to register, but the lack of clear guidance leaves room for misinterpretation.

For owners, compliance is critical to avoid penalties or blocked listings. Registration involves submitting detailed documentation, with provisional NRAs issued within 24–48 hours, though full registration may take up to two weeks, depending on the local Land Registry’s workload. Non-resident owners can use a Power of Attorney or digital certificate to register remotely, but the administrative burden remains a challenge. At Urbane we recommend that everyone obtain the number so as to avoid any future misunderstandings.

A Market Under Scrutiny

The new rules reflect Spain’s broader efforts to address housing shortages, particularly in tourist-heavy regions like Barcelona, Madrid, and the Balearic Islands, where mid-term rentals are seen as reducing long-term housing stock. The government argues that regulating these rentals will improve transparency and ensure compliance with local housing laws. Prime Minister Pedro Sánchez has emphasized prioritizing housing for residents, noting that non-EU buyers purchased 27,000 properties in 2023 for rental income, often for mid-term lets.

However, critics, including platforms like Airbnb, warn that excessive regulation could harm tourism-driven economies. Mid-term rentals, popular among remote workers and students, contribute significantly to local businesses, particularly in urban areas. Airbnb reports that mid-term stays (28 days or longer) accounted for 20% of bookings in Spain in 2023, a trend that has grown post-pandemic. Overregulation risks pushing these rentals underground or deterring owners from participating in the market.

From our perspective, the government’s approach feels like an attempt to impose structure on an inherently flexible market. Moshnikova notes, “Mid-term rentals are tough to regulate because they’re so varied—someone might rent for two months for work, or six months for study. The Número de Registro de Alquiler might help track some activity, but it’s not a comprehensive solution, and the constant changes in guidance only deepen the confusion.”

Navigating the New Landscape

To comply with the new rules, property owners should take proactive steps:

• Verify Platform Requirements: Confirm whether your advertising platform processes bookings or payments for mid-term rentals. If it does, register to obtain an NRA.
• Check Community Rules: Since April 2025, mid-term rentals in shared buildings may require approval from 60% of neighbors (by ownership shares) under Organic Law 1/2025, though this primarily applies to short-term rentals. Verify with your local municipality.
• Prepare Documentation: Gather your property’s cadastral reference, address, and proof of compliance with regional regulations. Professional assistance can simplify the process for non-residents.
• Stay Informed on Local Rules: Regional variations in Spain’s rental laws mean you should consult your local tourism board or municipality for specific requirements.

Legal services, such as those from My Lawyer in Spain, can assist with registration for around €269, covering legal fees and Land Registry charges.

Looking Ahead

Spain’s new rental registry is a bold step toward regulating the growing mid-term rental market, aligning with EU efforts to standardize short- and mid-term rental oversight by mid-2026. However, its rollout has been rocky, with unclear guidelines and shifting requirements. Idealista’s decision to add an NRA field, despite not being a booking platform, underscores the market’s uncertainty.

Moshnikova sums it up: “The government is trying to control a market that’s always evolving. The Número de Registro de Alquiler might help track mid-term rentals, but it won’t solve the housing crisis or simplify compliance. They need clear, consistent rules, or they risk pushing rentals into less regulated channels.” Until further clarity emerges, owners must stay vigilant, seek expert advice, and navigate this complex landscape carefully.

By staying compliant, owners can continue to tap into Spain’s thriving mid-term rental market while adapting to the new regulatory reality. But with ongoing uncertainty, the market remains as challenging as ever.