The short term rental register in Spain has entered a new legal phase following Supreme Court Judgment no. 620/2026, issued on 21 May 2026. The Court has declared null and void the single registration system for short-term rentals created by the central Government, a decision that directly affects holiday home owners operating through platforms such as Airbnb or Booking.
What has happened with the NRUA?
On 21 May 2026, the Supreme Court issued judgment no. 620/2026, partially upholding the appeal brought by the Generalitat Valenciana against Royal Decree 1312/2024 of the central Government. That decree had created a Unique Rental Registration Number (NRUA), which, from 1 July 2025, was mandatory in order to advertise a property on holiday rental digital platforms throughout Spain.
The Court concludes that the State exceeded its powers by creating this national register, as it invaded matters that fall within the competence of the autonomous communities.
What this means for holiday home owners?
In practical terms, the national registration number that many property owners obtained from the Land Registry from 1 July 2025 no longer has legal backing. Platforms cannot require it as a condition for publication on the basis of the annulled Royal Decree.
This does not mean, however, that holiday rentals are now free from regulation. The autonomous communities maintain their own registers and tourist licences, which remain fully enforceable. In Andalusia, for example, it remains mandatory to register with the Andalusian Tourism Register and to hold the licence for Housing for Tourist Purposes (VFT).
Important:
The annulment of the short term rental register in Spain does not mean that holiday rentals are free from regulation. Property owners must continue to comply with the applicable regional and local rules, particularly in regions such as Andalusia, where registration with the Tourism Register and the VFT licence remain mandatory.
Why the Supreme Court annulled the national register?
The Supreme Court’s central argument is one of competence: the exhaustive regulation of a national register that overlaps with existing regional registers exceeds the powers attributed to the State by the Spanish Constitution. The European Regulation that gave rise to the national rule, Regulation (EU) 2024/1028, requires Member States to have registration systems, but it does not require them to be national, nor does it alter the internal distribution of powers within each Member State.
The Court also rejected the four heads of competence invoked by the Government to justify the rule: civil legislation, basic conditions of equality, economic planning and State statistics.
What happens to the Land Registries?
The Royal Decree had made the Land Registries the central axis of the system: they received applications, assigned the registration number by means of a marginal note on the property file and coordinated registrations and cancellations with the Digital Gateway. With the annulment of the articles regulating that procedure, the Land Registries cease to have any role in this system.
What may happen now?
It is foreseeable that the Government will have to adapt the regulations in order to respect the powers of the autonomous communities. In the meantime, autonomous communities with their own register (such as Andalusia, Catalonia, the Balearic Islands or the Canary Islands) strengthen their position as the only authorities competent to regulate access to tourist rentals within their territories.
Reviewing your holiday rental situation.
Our firm can help you review your situation and ensure that you comply with the regulations in force following this judgment.
ÁLVARO MORALES SOUSA
PARTNER – LAWYER
CUSTOM REPRESENTATIVE
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