Tourist license in Malaga – a three-year moratorium on issuing new permits. What does it mean for owners and investors?
In August 2025, the authorities of Malaga made a groundbreaking decision that could significantly impact the local real estate market and the plans of many investors. The city officially announced a three-year moratorium on issuing new short-term rental licenses. This means that for the next three years – or until new regulations are introduced – obtaining a new tourist license in Malaga will be impossible. This is a response to the dynamic increase in short-term rental apartments and the growing tensions between residents’ needs and investors’ interests.
What will you find in the article?
Where does such a decision come from?
This is another step in a series of actions aimed at restricting the expansion of short-term rentals in Malaga. Earlier, a ban was introduced on issuing licenses for apartments without independent entrances, so guests wouldn’t have to pass through shared parts of the building. Next, new licenses were blocked in 43 districts where tourist rentals exceeded 8% of all units. Now, the restrictions have already affected the entire city.
According to Malaga’s mayor, Francisco de la Torre, currently there are 12,754 licensed tourist apartments registered in the city, with about 8,600 actively operating. The authorities are urging the Andalusian government to remove from the registry those properties that do not meet the criteria set by the new regulations. This shows how seriously current issues with short-term rental regulation are being taken. You can read about changes regarding the tourist license here:
Legal basis
Malaga’s decision is based on a new Andalusian decree (Decreto-Ley 1/2025), which allows local governments to temporarily suspend the issuance of tourist rental licenses – both citywide and in selected zones – if deemed necessary. This tool grants local authorities real influence over shaping the real estate market and protecting residents’ interests.
Tourism versus housing availability
The city authorities emphasize that tourism is key to Malaga’s economy, and the current moratorium aims to investigate the impact of short-term rentals on the housing market and increase the supply of long-term rental properties. The problem includes, among others, that many owners choose tourist rentals due to difficulties in evicting long-term non-paying tenants. As a result, it is becoming increasingly difficult for residents to find affordable housing, which raises dissatisfaction within the local community.
What’s next? The new urban development plan
In the coming years, Malaga plans to develop a new urban development plan (PGOU), which may introduce, among others, the promotion of alternative housing models (cohousing, coliving), facilitations for developers, or incentives for five-star hotels. The city aims to attract talent and investors but also wants to maintain balance in the housing market. This is an important signal for all planning investments in Malaga – following the changes and staying updated with new regulations is advisable.
What does it mean for owners and investors?
Malaga’s decision is an important signal for all planning investments in short-term rentals on the Costa del Sol. For the next three years, no new tourist licenses will be obtainable in Malaga. Therefore, it’s advisable to carefully check the property’s status before purchase and consider alternative investment strategies, such as long-term rentals. For current owners with a license, nothing changes – they can continue operating, but the market for new tourist rental investments is frozen.
This is also a time to monitor changes in regulations and stay up-to-date with potential new rules that may appear in subsequent years. Consulting with an advisor who can help choose the best investment strategy in changing legal conditions might be beneficial.
Are you planning an investment in Malaga or on the Costa del Sol? Contact us – we will advise you on how to invest safely and effectively in Spanish real estate under new legal conditions.
Source: IG Ayuntamiento de Malaga, Spanish Property Insight / photo credit: David Becker
