If you let a Spanish property to holidaymakers, there is now a second layer of registration to deal with on top of your regional tourist licence: the national rental registration number (Número de Registro de Alquiler, NRA) and the single digital window (Ventanilla Única Digital de Arrendamientos). This guide explains what it is, who needs it and what it means for owners in 2026.
At Platinum Legal Spain, our English-speaking lawyers help holiday-let owners stay compliant across the Costa Blanca, Costa Cálida and Almería. Here is what you need to know.
What is the NRA and the Ventanilla Única?
Introduced by Royal Decree 1312/2024 to implement EU rules on short-term rentals, the system creates a single national registry for short-term, tourist and seasonal lets, run through a digital window linked to the Land Registry. Each qualifying property is issued a unique NRA, which must appear on every listing and advert.
The aim is to give the authorities — and booking platforms — a single way to verify that a property advertised for short stays is legally registered. It became a requirement for new and existing short-term lets from 1 July 2025.
Is the NRA the same as my tourist licence?
No — and this is the key point owners get wrong. There are two separate things:
- Your regional tourist licence / registration — the vivienda de uso turístico permission granted by your autonomous community (for example the VT in the Valencian Community or the VFT in Andalucía). This authorises the activity locally.
- The national NRA — the new central registration number obtained through the Ventanilla Única, which generally requires you to already hold the local permission.
In other words, the NRA sits on top of your regional licence; it does not replace it. You still need the correct local authorisation first. For the wider rules, see our guide to long-term rental vs holiday let in Spain.
Who needs to register?
The NRA applies to properties offered for short-term, tourist or seasonal letting, whether advertised on platforms such as Airbnb and Booking.com or privately. Standard long-term residential lets under the LAU are not covered by this tourist-rental registry — they follow the separate rules in our long-term rental contract guide.
What platforms must do
Booking platforms are required to collect and display the NRA and to share data with the authorities. In practice this means a listing without a valid registration number can be suspended or removed, cutting off your bookings overnight. Getting registered correctly protects your income, not just your compliance.
Penalties for getting it wrong
Operating a tourist let without the correct registrations can lead to significant regional fines, removal of listings, and orders to cease the activity. Because enforcement now joins up the national registry, the local licence and the platforms, an unregistered or mis-registered property is far easier for the authorities to spot than before.
An evolving area — check the current position
The short-term rental framework in Spain is changing quickly and parts of it have been the subject of legal challenge and regional variation. Rules on registration, community approval (see below) and regional licensing continue to be updated. Before you buy a property to let, or before your next season, it is well worth a quick legal check that your specific property and plans meet the current requirements in your region. We monitor these changes for our clients.
Community approval and tourist lets
One more layer to be aware of: since 2025, a community of owners can limit or prohibit tourist-letting activity in an apartment block by qualified majority. Even with a regional licence and an NRA, you may also need your community’s consent. We cover this in detail in our guide to communities of owners and short-term rentals.
How we help holiday-let owners
We confirm whether your property qualifies for tourist use, secure or check the regional licence, obtain the NRA through the Ventanilla Única, review the community position, and align the letting with your Spanish tax obligations — see rental income tax in Spain. We can act for owners abroad under a power of attorney.
How to get the NRA: the steps
Obtaining the registration number runs through the Ventanilla Única digital window and is linked to the Land Registry. In outline:
- Make sure you hold the correct regional tourist licence first.
- Submit the property and ownership data through the single window, with the registry reference.
- Receive the unique NRA, which you then display on every advert and listing.
We handle this for owners, alongside the regional licence, so the listing is fully compliant before the season starts.
Regional tourist licences differ — a lot
The NRA is national, but the underlying licence is regional, and the rules vary widely:
- Valencian Community — the vivienda turística (VT) registration, with compulsory features and town-hall compatibility reports.
- Andalucía — the vivienda con fines turísticos (VFT) registration.
- Region of Murcia — the regional tourist-home (VV) regime.
Some municipalities have also frozen or capped new licences in saturated areas, so always check the live position for the specific address before buying to let.
The tax side of holiday letting
A tourist let is taxable. Non-resident owners declare the income on Modelo 210 — 19% for EU/EEA owners (who can deduct expenses), 24% otherwise. Pure accommodation without hotel-type services is generally outside Spanish IVA, but added services can change that. Getting the tax set up correctly from the first booking avoids problems later.
Selling a property with a tourist licence
Buyers often ask whether a tourist licence transfers with the property. The answer is regional: in some areas the registration is tied to the owner and must be re-applied for; in others it can pass with the sale if steps are taken. If a licence is part of what makes a property attractive, confirm whether and how it carries over before you buy — we check this during due diligence.
Frequently Asked Questions
What is the NRA for tourist rentals in Spain?
The Número de Registro de Alquiler is a national registration number for short-term, tourist and seasonal lets, obtained through the single digital window (Ventanilla Única) and required on every listing since 1 July 2025.
Does the NRA replace my regional tourist licence?
No. The NRA is a national layer that sits on top of your regional tourist licence (such as the VT in Valencia or VFT in Andalucía). You generally need the local permission first, then the NRA.
Do long-term rentals need an NRA?
No. The NRA applies to short-term, tourist and seasonal lets. Standard long-term residential tenancies under the LAU are not covered by this tourist-rental registry.
What happens if I advertise without an NRA?
Platforms are required to display a valid registration number and can suspend or remove listings without one, and operating without the correct registrations can lead to regional fines and orders to stop.
Can my community of owners still stop me letting to tourists?
Possibly yes. Since 2025 a community can limit or prohibit tourist-letting activity by qualified majority, so you may need community approval in addition to your licence and NRA.
Can you handle the registration for me if I live abroad?
Yes. We obtain the regional licence and the NRA, check the community position and set up the tax filings for non-resident owners, all under a power of attorney.
How do I get the NRA for my holiday let?
Through the Ventanilla Única digital window, once you hold the correct regional licence, by submitting the property and ownership data linked to the Land Registry. You then display the NRA on every listing.
Does a tourist licence transfer when I sell the property?
It depends on the region. In some areas the licence is tied to the owner and must be re-applied for by the buyer; in others it can carry over with the right steps. Always confirm before buying a property for its licence.
Do I charge IVA on a holiday let in Spain?
Pure short-term accommodation without hotel-type services is generally outside Spanish IVA, but providing additional services (meals, cleaning during the stay, etc.) can bring it within IVA. The income is still taxable on Modelo 210.
What is the difference between VT, VFT and VV licences?
They are the regional tourist-home registrations — VT in the Valencian Community, VFT in Andalucía and VV in Murcia — each with its own requirements. The national NRA sits on top of whichever regional licence applies.
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