Understanding Spain’s New Rental Registration Number (NRA) & The Single Tourist Registry

Spain has introduced significant new legal requirements for owners of short-term rental properties. Effective from 1st July 2025, all authorised short-term rental properties must be registered with the Land Registry (Registro de la Propiedad). This is now a mandatory legal obligation for property owners across the country.

If you rent out your property on platforms such as Airbnb, Booking.com, or Rentalia, failing to register by the deadline could result in fines, the removal of your advertising listings, or complications regarding the future sale or transfer of your property.

What Is the NRA / STR?

The NRA (Número de Registro de Alquiler)—sometimes referred to as NRUA or the Single Tourist Rental Registry (STR)—is a unique national identification number issued directly by the Land Registry. It acts as a digital identity for your rental property.

It is important to note that the NRA is separate from your regional tourist licence. While your tourist licence authorises the activity at a regional level (e.g., with the Junta de Andalucía), the NRA serves as proof that your property is formally registered for short-term rental use at the national Land Registry level.

Without this specific registration number, digital platforms are legally required to remove your listings, preventing you from renting your property from July 2025 onwards.

Does It Apply to Me?

The requirement primarily targets short-term or tourist rentals (often defined as stays of less than 31 days) and seasonal lets. However, the scope is broader than many realise:

• Tourist Rentals: Standard holiday lets.
• Seasonal Lets: Medium-term rentals (e.g., 32 days to 11 months) for work or study. Even if these don’t require a tourist licence, they often still require an NRA under the new national law.
• Individual Rooms: If you rent out a room in your home, it must have its own registration number.

Even if your property already holds a valid tourist licence, you must still complete this additional step to register that licence with the Land Registry to obtain your NRA.

Regional Differences

Spain’s regulations vary significantly by region. For instance:

• Valencia: Rentals of 10 days or less are “Tourist”; 11 days or more are “Seasonal”. Notably, you cannot rent out individual rooms; the whole dwelling must be let.
• Andalucia: Properties rented for more than 2 continuous months to the same tenant may be excluded from specific “Tourist” regulations but generally still require NRA registration as a seasonal let.
• Madrid: Strict zoning rules (Plan RESIDE) often require tourist flats to have independent street access.

What Is Involved in the Process?

The registration process is handled through the Land Registry’s digital portal (often referred to as the Ventanilla Única Digital). While timescales can vary by region, the process typically takes up to two weeks. In some administrative areas, a Provisional NRA may be issued within 24–48 hours, allowing you to continue advertising while the full registration is finalised.

To register, you will typically need to provide:

• Accurate property details (including the unique Land Registry code, or CRU).
• Your NIE (Foreigner Identity Number).
• Your existing tourist licence (if applicable).
• Cadastral reference.

You do not need to be physically present in Spain to complete this process; it can be managed remotely via Power of Attorney or using a digital certificate.

Annual Reporting Obligations

Beyond the initial registration, a new reporting obligation has been introduced. Starting in 2026, owners must submit an annual declaration between 1st February and 2nd March, detailing rental activity from the previous calendar year.

This report is mandatory even if your property had no guests during the year. Failing to submit this on time may result in your registration being cancelled.

What Happens If You Don’t Register?

Missing the compliance deadline or failing to obtain an NRA could lead to:

• Fines and penalties from Spanish tax and housing authorities.
• Immediate blocking of your property listings on major rental platforms (Airbnb has recently been ordered to withdraw thousands of non-compliant listings).
• Legal complications impacting the potential sale of the property.