Costa del Sol Tourist Rental Licence 2025/2026: Complete Guide to VFT Rules, Transfers & New Regulations for UK Buyers

If you are buying property on the Costa del Sol as an investment, the question you need to answer before anything else is: does this property have a valid tourist rental licence? In Andalusia that licence is known as a VFT (Vivienda con Fines Turisticos), and in 2025 and 2026 the rules governing who can get one, how they transfer, and what obligations come with them have changed more dramatically than at any point since the original 2016 decree. This guide explains every aspect of the VFT system that matters to UK buyers, from the new VUD ID registration to the municipality-by-municipality breakdown of where licences are still available and where they are effectively frozen.

What Is a VFT and Why Does It Matter?

A VFT is the official registration that allows a property owner in Andalusia to let their home to tourists on a short-term basis, typically through platforms such as Airbnb, Booking.com, or Vrbo. Without a valid VFT registration, advertising or operating a short-term rental is illegal and can attract fines from EUR 2,000 up to EUR 150,000 for repeat offenders. The VFT system was introduced by Decree 28/2016 of the Junta de Andalucia and has been amended several times since, most significantly in 2024 and 2025.

For UK buyers, the VFT is critical because it directly affects two things: your potential rental income and the resale value of your property. A property with a valid, transferable VFT can command a 15-30% premium over an identical property without one, and in some areas where new licences have been suspended, that premium is growing.

The Registration Process: How a VFT Is Obtained

Historically, obtaining a VFT in Andalusia was straightforward. The owner submitted a declaracion responsable (responsible declaration) to the Andalusian Tourism Registry (Registro de Turismo de Andalucia), declaring that the property met minimum habitability standards: a functioning kitchen, air conditioning or heating, a first-aid kit, complaint forms, and tourist information sheets. There was no inspection before registration. The property was assigned a VFT number (e.g., VFT/MA/00123) and could begin operating immediately.

This light-touch approach led to explosive growth. Andalusia went from around 30,000 registered VFTs in 2018 to over 120,000 by the end of 2024, with the province of Malaga alone accounting for more than 45,000. The rapid expansion prompted both the Junta de Andalucia and individual municipalities to tighten controls, resulting in the layered regulatory environment buyers face today.

Tourist Licences Now Transfer with the Property

One of the most significant developments for buyers in 2024-2025 is the confirmation that VFT registrations are tied to the property, not the owner. When you buy a property with an active VFT, the licence transfers to you as the new owner. You must notify the Andalusian Tourism Registry of the change of ownership within one month of completion, but the registration number itself remains the same.

This is a crucial distinction from some other Spanish regions (notably the Balearic Islands and Valencia) where licences have historically been personal and non-transferable. On the Costa del Sol, the transferability of VFTs means that buying a property with an existing licence in a restricted zone gives you an asset that may be impossible to replicate.

What you need to do after purchase:

• Obtain a copy of the seller's VFT registration certificate
• Verify the registration is active and in good standing on the Andalusian Tourism Registry portal
• Submit a change-of-ownership notification (cambio de titularidad) to the Junta de Andalucia within 30 days
• Update the listing on any booking platforms with the new owner details
• Ensure your property insurance covers tourist rental activity

The New VUD ID System (July 2025)

From 1 July 2025, all short-term rental properties in Spain must display a VUD (Ventanilla Unica Digital) identification number. This is a national-level unique identifier that supplements (but does not replace) the regional VFT number. The VUD system was mandated by EU Regulation 2024/1028 on short-term rental data collection and has been transposed into Spanish law via Royal Decree.

The VUD number must appear on all advertisements, platform listings, and booking confirmations. Platforms like Airbnb, Booking.com, and Vrbo are required to verify that every listing has a valid VUD before allowing it to be published. Properties without a VUD will be delisted automatically after a grace period.

How the VUD works in practice:

• Owners apply through the national Single Digital Window portal (Ventanilla Unica Digital)
• The system cross-references the application against the regional tourism registry (in Andalusia, the VFT database)
• If the property has a valid VFT registration, the VUD is issued within days
• The VUD is a standardised alphanumeric code that is recognisable across all EU member states
• Platforms are legally obligated to transmit booking data (dates, guest numbers, revenue) to the authorities via the VUD system

For UK buyers, the key takeaway is that you cannot operate a rental without both a VFT and a VUD from July 2025 onwards. The VUD system also means that tax authorities will have real-time access to your rental income data, making accurate tax reporting essential from day one.

Organic Law 1/2025: Horizontal Property Changes

Spain's Organic Law 1/2025 (Ley Organica 1/2025, amending the Horizontal Property Act) introduced a change that could significantly affect tourist rentals in apartment buildings. Under the previous rules, a community of owners (comunidad de propietarios) needed a unanimous vote to ban tourist rentals in the building. The new law reduces this threshold.

Under the amended Article 17 of the Horizontal Property Act, communities can now restrict or prohibit tourist rental activity with a three-fifths majority (60% of owners and 60% of participation quotas). This is a substantial shift. In buildings where permanent residents have long been frustrated by noise, security issues, or wear-and-tear from short-term guests, it is now significantly easier to pass a ban.

What this means for buyers:

• Before buying an apartment for tourist rental, you must check the community's statutes (estatutos) and recent AGM minutes (actas) for any existing or proposed restrictions
• Even if no restriction exists today, a future AGM could impose one with a 60% vote
• Properties in smaller communities (fewer than 20 units) are more vulnerable to a swing vote
• Detached villas and townhouses in urbanisations with separate title deeds are generally not affected by horizontal property rules
• Some communities are proactively amending their statutes to explicitly permit tourist rentals, which provides stronger protection for investors

Junta de Andalucia Sustainable Tourism Law

The Junta de Andalucia has been developing its Sustainable Tourism Law (Ley de Turismo Sostenible de Andalucia) to replace the existing 2011 Tourism Act. While the full text has been through multiple consultation periods, the key provisions that affect VFT owners are becoming clear.

The new law gives municipalities explicit powers to designate saturated zones (zonas tensionadas or zonas saturadas) where new VFT registrations can be temporarily or permanently suspended. Municipalities can also impose conditions such as minimum distances between VFT properties, maximum ratios of tourist accommodation to residential housing, and requirements for separate tourist entrances in apartment buildings.

The law also introduces stricter enforcement mechanisms, including a digital inspection system, higher fines for unlicensed operation, and the power to order immediate cessation of illegal rental activity without a court order. For legitimate VFT holders, the law provides greater certainty by establishing clear standards for registration, operation, and complaint resolution.

Municipality Breakdown: Where You Can and Cannot Get a VFT

This is where the practical reality becomes complex. On the Costa del Sol, tourist rental regulation operates at three levels: EU (the VUD system), regional (the Junta de Andalucia VFT decree), and municipal (individual town hall planning rules). The municipal level is where the biggest differences emerge.

Malaga City: Highly Restrictive

Malaga city has taken the most aggressive stance against new tourist rentals on the entire Costa del Sol. In 2024, the city council approved a PGOU amendment (Plan General de Ordenacion Urbana) that effectively suspends all new VFT registrations in the historic centre (Centro), Malagueta, Soho, and other central neighbourhoods. The stated goal is to protect residential housing stock in areas where tourist apartments had reached saturation levels exceeding 30% of total housing.

For the historic centre specifically, Malaga city requires that any property used for tourist rental must have a separate entrance from the street (not through a shared residential staircase), which eliminates the vast majority of apartments. The suspension is expected to remain in place for at least three to five years while a comprehensive urban plan for tourist accommodation is developed.

Impact for buyers: If you are looking at Malaga city for investment, only buy properties that already have an active VFT. New licences are essentially unavailable in desirable central areas. Prices for VFT-licensed apartments in the centro have risen 20-35% above unlicensed equivalents.

Fuengirola: Evaluating Restrictions

Fuengirola has not yet imposed a blanket moratorium on new VFTs, but the town hall is actively evaluating restrictions. The municipality commissioned a study in 2024 on the impact of tourist rentals on the local housing market, and the results are informing ongoing policy discussions. The central beachfront zone (Los Boliches, Fuengirola centre) is the area most likely to face restrictions first.

Currently, new VFT applications are still being processed in Fuengirola, but processing times have lengthened considerably (from days to several weeks). There are rumours of a zoning plan that would limit new VFTs in the most densely touristic areas while remaining open in peripheral barrios. Buyers should act quickly if they want to secure a licence in Fuengirola, as the window may narrow in 2026.

Impact for buyers: Fuengirola remains viable for new VFT applications, but treat it as a closing window. Properties in areas slightly back from the beachfront (e.g., Torreblanca, Los Pacos) may retain open registration longer than the prime seafront strip. See our Fuengirola property guide for neighbourhood details.

Marbella: Permissive Environment

Marbella has historically taken a more business-friendly approach to tourist rentals, reflecting its status as a luxury tourism destination. The municipality has not imposed any moratorium on new VFT registrations and has indicated that it views regulated short-term rental as complementary to, rather than competing with, the hotel sector.

That said, Marbella's planning department does enforce existing urbanistic rules strictly. Properties must comply with all building regulations, have a valid occupancy licence (licencia de primera ocupacion), and meet habitability standards. Older properties without an occupancy licence (common in some 1970s-80s urbanisations) cannot register for a VFT regardless of the municipality's permissive stance.

The Golden Mile, Puerto Banus, and Nueva Andalucia are the most popular areas for VFT investment in Marbella, with strong year-round demand driven by the luxury tourism market. Rental yields tend to be lower in percentage terms than in cheaper areas (3-5% gross) but absolute income per property is higher due to premium nightly rates. Explore our Marbella property guide for pricing and neighbourhood analysis.

Estepona: Requires Community Approval

Estepona has adopted a middle-ground approach. New VFT registrations are permitted, but the municipality requires evidence that the community of owners has approved tourist rental activity in the building, or at minimum that the community statutes do not prohibit it. This effectively gives communities a veto over individual owners who want to start renting.

In practice, this means that before applying for a VFT in Estepona, you need to either obtain a certificate from the community administrator confirming that tourist rental is permitted, or show that the community statutes are silent on the matter (which is treated as permission by default). New-build developments in Estepona are increasingly including explicit VFT permission in their founding statutes, which is a selling point for investor buyers.

Impact for buyers: Estepona is investor-friendly but requires more due diligence than Marbella. Always check community statutes before committing to a purchase. The old town redevelopment area is particularly attractive for VFT investment due to strong tourist footfall and Estepona's growing reputation. See our Estepona property guide for more.

Mijas: Open but Monitoring

Mijas (encompassing Mijas Costa, Mijas Pueblo, La Cala de Mijas, and Riviera del Sol) remains open to new VFT registrations. The municipality has a large volume of existing tourist accommodation and has not signalled any imminent restrictions. The area benefits from a high proportion of urbanisation-style developments where horizontal property restrictions are less common.

Mijas Costa in particular offers good rental yields due to its proximity to Fuengirola's amenities, beachfront location, and more competitive property prices. La Cala de Mijas has a growing reputation as a quieter alternative to the main resort towns, attracting both tourists and longer-term rental guests.

Benalmadena: Zone-Specific Considerations

Benalmadena has a high density of tourist apartments, particularly around the Puerto Marina area. The municipality has been studying potential restrictions and may introduce zoning rules that limit new VFTs in the most saturated coastal strip while keeping inland areas (Arroyo de la Miel, Benalmadena Pueblo) open. As of early 2026, new registrations are still being processed but with increased scrutiny.

Nerja: Eastern Costa del Sol Hotspot

Nerja, at the eastern end of the Costa del Sol, has one of the highest ratios of tourist accommodation to residential housing on the entire coastline. The town hall has been discussing restrictions since 2023 and introduced a temporary suspension of new VFT registrations in the old town and Burriana beach areas in 2025. Applications in outlying areas (Capistrano, Maro) may still be processed, but the trend is clearly toward tighter controls.

Due Diligence Checklist: Verifying a VFT Before You Buy

If you are buying a property with an existing VFT, or buying with the intention of applying for one, you must conduct thorough due diligence. This is not an area where you can afford to take the seller's word for it. Here is the complete checklist:

1. Verify the VFT on the Andalusian Tourism Registry - Search the public register at the Junta de Andalucia's website using the property address or VFT number. The register shows the registration date, property address, maximum guest capacity, and current status (active, suspended, or cancelled).
2. Request the original registration certificate - Ask the seller for the VFT registration document. Cross-reference the details with the public registry.
3. Check for any complaints or sanctions - Ask the seller to declare whether any complaints have been filed against the property or any sanctions imposed by the tourism authorities.
4. Review community statutes and AGM minutes - For apartments, obtain the community statutes (escritura de division horizontal) and minutes from at least the last three AGMs. Look for any motions related to tourist rental restrictions.
5. Confirm the occupancy licence (licencia de primera ocupacion) - Without this, the VFT registration may be vulnerable to challenge. Many older properties, particularly from the building boom of the 1960s-80s, lack this document.
6. Verify municipal compliance - Check with the local town hall that the property's use as a tourist rental complies with the current PGOU (urban plan). Some properties registered before municipal restrictions were imposed may be grandfathered in, but this needs confirmation.
7. Check insurance - Ensure the property has (or can obtain) insurance that covers tourist rental liability. Standard home insurance policies typically exclude commercial rental activity.
8. Review the tax position - Check whether the previous owner has been declaring rental income correctly, as outstanding tax liabilities can sometimes follow the property rather than the owner.
9. Assess the VUD registration status - From July 2025, confirm whether the property has been registered for a VUD number or check the application status.
10. Confirm the property meets current habitability standards - Standards have been updated since 2016. Ensure the property meets current requirements for air conditioning, safety equipment, and accessibility.

Use our buying costs calculator to estimate the total acquisition cost including ITP (transfer tax), notary, and registry fees.

The Two-Tier Market: What a VFT Licence Is Worth

The tightening of VFT regulations across the Costa del Sol has created a clear two-tier property market. Properties with active, transferable VFT licences command a measurable premium over identical properties without them. This premium varies by location and has been growing as restrictions intensify.

Premium ranges observed in 2025-2026:

• Malaga city centre: 20-35% premium for VFT-licensed apartments over unlicensed equivalents
• Fuengirola beachfront: 10-20% premium (expected to increase if moratorium is introduced)
• Marbella: 5-15% premium (lower because licences are still obtainable)
• Estepona: 8-15% premium (higher for properties with confirmed community approval)
• Nerja old town: 15-25% premium (suspension of new registrations driving prices up)
• Benalmadena Costa: 10-20% premium for marina-area properties with VFT

For investors, this creates both an opportunity and a risk. The opportunity is that a VFT-licensed property in a restricted zone is a scarce asset that is likely to appreciate faster than the general market. The risk is that regulatory changes (such as the three-fifths horizontal property vote) could remove your licence even after purchase, though this remains a relatively low-probability scenario in most well-managed communities.

Rental Yield Comparison: Licensed vs Unlicensed

A VFT-licensed two-bedroom apartment in Fuengirola beachfront might generate EUR 18,000-25,000 per year in gross rental income from short-term tourist lets. The same apartment let on a long-term residential basis (without a VFT) would typically generate EUR 9,000-12,000 per year. After accounting for higher management costs, cleaning, platform commissions, and seasonal vacancy, the net income from a VFT property is still typically 30-60% higher than a long-term rental.

However, long-term rental has its own advantages: guaranteed monthly income, lower management burden, fewer regulatory requirements, and no dependence on maintaining a VFT licence. Many UK buyers adopt a hybrid strategy, renting short-term during the peak summer season (June-September) and switching to medium-term lets for the winter months.

Key Takeaways for UK Buyers in 2025-2026

1. Always verify the VFT before buying - Do not rely on the seller's claims. Check the Andalusian Tourism Registry directly and instruct your lawyer to confirm the registration as part of conveyancing.
2. Understand the VUD requirement - From July 2025, you need both a VFT and a VUD to legally advertise and operate a tourist rental.
3. Check community rules carefully - The Organic Law 1/2025 makes it easier for communities to ban tourist rentals. Review statutes and recent AGM minutes before committing.
4. Location matters more than ever - The difference between municipalities that are open to VFTs (Marbella, Mijas) and those that are restricting them (Malaga city, Nerja) is dramatic and growing.
5. Factor the VFT premium into your calculations - A property with a licence in a restricted zone is worth significantly more than one without. Use our calculator to model different scenarios.
6. Plan for regulatory evolution - The trend across Spain and the EU is toward tighter regulation of short-term rentals. Buy with the assumption that rules will get stricter, not looser.
7. Get professional advice - A Spanish lawyer experienced in tourism law and a gestor who handles VFT registrations are essential. Do not attempt to navigate this regulatory landscape alone.

The Costa del Sol remains one of the best places in Europe for tourist rental investment, with strong year-round demand, excellent infrastructure, and a well-established legal framework. But the days of simply buying any apartment and listing it on Airbnb are over. Success in 2025 and 2026 requires understanding the rules, choosing the right municipality, and conducting thorough due diligence. Get those elements right, and a VFT-licensed property on the Costa del Sol can deliver excellent returns for years to come.