Tourist rental in Torrevieja remains one of the popular ways to generate income from real estate on the Costa Blanca. The city attracts tourists with its beaches, mild climate, international environment, and a wide selection of housing near the sea.
However, in 2026, it is not enough to simply buy an apartment and list it on a booking platform. The owner must consider the requirements of the Valencian Community, the rules of the specific residential complex, and municipal restrictions.
In the Valencian Community, tourist accommodation is considered a fully equipped property rented to one tenant for no more than 10 consecutive days.
Renting out individual rooms to tourists is prohibited: the entire property must be provided. Rental to the same person for 11 days or more no longer falls under the category of vivienda de uso turístico according to regional regulations.
Using Booking, Airbnb, and other tourist channels itself is one of the signs of tourist accommodation.
The first important document is a positive municipal report on urban planning compatibility, informe municipal de compatibilidad urbanística para uso turístico.
To obtain it in Torrevieja, you may need:
proof of payment of municipal fees;
photo of the building facade;
site plan of the property;
ownership document;
declaration of second occupancy issued to the owner.
After receiving a positive report, a declaración responsable is submitted, and the property is registered in the Tourism Registry of the Valencian Community.
The owner must also confirm the right to dispose of the property, have a valid document of first or second occupancy, and comply with technical requirements for tourist accommodation.
Colloquially, registration is often called a tourist license. Formally, it is about entering the property into the Registro de Turismo de la Comunitat Valenciana after submitting the responsible declaration.
Registration is valid for five years. After that, it must be renewed, confirming that the property still meets the current requirements. When ownership changes, the old registration does not automatically transfer to the buyer: the new owner must submit a new declaration and obtain a positive municipal report.
Advertisements must include the regional registration number in the format VT-000000-X and the exact location of the property. Absence of the number or incorrect information can lead to an inspection of the listing.
To start new activity after April 3, 2025, prior direct approval from the community of owners is required.
The decision to approve, restrict, or prohibit tourist rental is made by a three-fifths majority of owners representing three-fifths of the building's shares.
The community can also increase the participation in common expenses for the tourist property by the same majority, but not more than 20%. Such decisions do not have retroactive effect.
Therefore, before purchasing an investment apartment, you should request the community administrator for the bylaws, meeting minutes, and confirmation of whether tourist rental is allowed in the building.
In 2025, Spain implemented Royal Decree 1312/2024, which required obtaining a unified national registration number to publish short-term rentals on online platforms.
However, in May and June 2026, the Spanish Supreme Court annulled provisions establishing registration via the Property Registry or the Movable Property Registry and linking the national number to the ability to post listings.
This does not cancel the regional requirements of the Valencian Community. The owner still needs a positive municipal report, responsible declaration, and valid VT registration.
Due to recent court decisions, when launching a property, it is necessary to verify the current procedure on the date of document submission rather than relying on instructions published in 2025.
Income depends on the area, distance to the beach, apartment condition, number of beds, availability of a pool, parking, air conditioning, and terrace.
Consider a hypothetical example. A two-bedroom apartment is rented 180 nights a year at an average actual price of €85 per night:
180 × 85 € = 15,300 € gross income per year.
If maintenance, utilities, insurance, servicing, linen replacement, platform commissions, and management amount to approximately €4,500, the remainder is:
15,300 € − 4,500 € = 10,800 € before taxes and mortgage expenses.
This is not a forecast for a specific apartment, just a calculation example. One property may generate high income in summer and be vacant in winter; another may maintain occupancy year-round due to heating, workspace, parking, and targeting wintering Europeans.
Advertising calculations often show only gross revenue. Actual owner income is reduced by:
utility bills and internet;
community fees;
IBI (property tax) and waste collection fees;
insurance;
cleaning and laundry;
booking platform commissions;
air conditioning and equipment maintenance;
repairs and furniture replacement;
management company services;
income taxation.
To calculate profitability, all costs including purchase price, taxes, renovation, furniture, and property launch must be considered.
Net profitability is calculated as the ratio of annual income after operating expenses to the total investment amount.
The most liquid properties are usually apartments suitable not only for tourists but also for buyers looking for a permanent residence.
In Torrevieja, the following are especially important:
walking distance to the beach and infrastructure;
convenient access and parking;
air conditioning;
balcony or terrace;
elevator;
good building condition;
no prohibition on tourist rental;
clear layout without illegal alterations.
A pool can increase the property's appeal in summer but also raises community fees. Sea view allows a higher price but the purchase cost of such properties is also significantly higher.
Registration may be threatened if the owner no longer meets declared conditions, fails to update information, or posts false advertisements.
Particular attention should be paid to the following changes:
change of owner or operator;
change in capacity;
change in operating period;
lack of valid occupancy document;
illegal alterations;
non-compliance with technical requirements;
advertising without VT number;
renting rooms instead of the entire apartment;
providing the property for a period not consistent with the chosen legal regime.
The owner is also responsible for guests complying with house rules. Regular complaints about noise, disorder, or misuse of common areas can lead to conflicts with the community of owners.
The main buyer mistake is to purchase the property first and then find out whether it can be legally rented to tourists.
Before making a reservation, you must verify:
Whether tourist use is allowed under urban planning.
Whether a positive informe de compatibilidad urbanística exists.
Whether the community of owners permits the activity.
Whether the property has a valid regional registration.
Whether a new registration will be required after ownership change.
Whether the actual layout corresponds to registry and cadastre data.
Annual expenses and demand seasonality.
Whether an alternative scenario of long-term or seasonal rental exists.
Having a registration number from the seller does not guarantee that the buyer can continue the activity under the same conditions. After ownership change, current requirements apply and documents must be processed anew.
Tourist rental can generate income, but in 2026 it becomes a fully managed business. Results depend not only on the apartment location but also on legal compliance, quality of management, reviews, seasonal strategy, and cost control.
For investors, properties that maintain liquidity under various scenarios are especially valuable: suitable for tourist rental, winter residence, medium-term rental, and subsequent resale.
Before purchase, it is important to assess not the potential listing revenue but the net income after expenses and the legal ability to continue the activity.
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