Barcelona short term rental ban will be active, as of April 2025. Permits are no longer granted, and by 2028 existing licenses will not be renewed. This decision is being upheld by Spain’s Constitutional Court.
Spain’s vacation rental industry continues to go from strength to strength, and in this article, we break down what this means for property managers like you.
Let’s break down exactly what’s happening, and what it means for property managers like you.
The story so far.
For cities like Barcelona, the rapid growth of short-term rentals—driven by platforms like Airbnb—has highlighted the need for balanced urban planning, housing affordability measures, and thoughtful tourism management.
As tensions rise among residents the city has been taking bold action over the past decades. In a landmark March 2025 decision, Spain’s Constitutional Court upheld Barcelona’s plan to phase out all short-term rental licenses by 2028.
So what happened?
In 2014, the former Mayor Ada Colau announced the city would stop issuing new tourist licenses for short-term rentals in the city centre
In 2017, she approved the Special Urban Plan for Tourist Accommodations(PEUAT), which regulated where these rentals could grow, stay the same, or be reduced.
In 2022, the Catalan government introduced a decree that grants local councils the authority to regulate STRs.
In June 2024,by then newly elected Mayor Jaume Collboni announced a plan to return tourist apartments to the long-term rental market and ease the city’s housing crisis by phasing out all 10,000 STRs by 2028. This plan sparked a strong debate between housing advocates, tourism groups, and property owners.
In November 2024, – Airbnb responded to the planned STR ban with a proposal advocating a data-driven approach, aiming to balance tourism demand with affordable housing concerns.
March 2025 – Barcelona’s STR ban is upheld by Spain’s Constitutional Court, dismissing appeals from property owners.The city will stop issuing new licences to properties and not renew existing permits by November 2028, meaning that from 2029, no homes will be allowed to be rented as tourist accommodation.
Barcelona isn’t the first city to announce major restrictions – in the U.S cities like New York crackdown last September, and in Europe Florence, Lisbon and Athens, among others have recently established bans on new STR licenses in busiest districts.
Are vacation rentals really to blame for increased rent?
Rent is soaring not only in Barcelona, but across the whole of Europe. And so is tourism. So is tourism to blame?
While it’s easy to draw a straight line between rising rents and vacation rentals, the reality is much more complex.
Barcelona’s tourism sector is booming—bringing in €9.6 billion in 2023 and creating nearly 130,000 jobs, most of them permanent contracts for the first time ever. That same year, the city’s tourism sector also recorded its second-lowest unemployment rate since 2007.
Barcelona is also a top destination for prestigious multinationals, more and more of which are choosing to open offices in the city, generating a significant amount of new job offerings to attract workers to the city.
Add the influx of students and the trend for co-primary living (owners of multiple properties wanting to use their second home on a semi-permanent basis) into the mix and the situation starts to look more complicated.
Tourism is far from the only factor when considering a restricted supply of properties to rent. Which leads us to the next point:
What can property managers do to stay ahead?
Now that the STR ban has constitutional backing and a clear roadmap, how should professional STR managers respond? Here are three things you can do:
- Switch to mid-term rentals. You can continue to rent in Barcelona and comply with the STR regulations by switching to mid-term or long-term rentals, defined as those with a minimum stay of 30 days. Switching to long-term rentals in Barcelona presents a significant opportunity: tap into demand from digital nomads, students, and business travelers for extended stays. This approach provides consistent occupancy, lowers turnover costs, and stabilizes your revenue.
- Diversify. Consider diversifying your portfolio to be less dependent on a single market. There are many other cities in Spain and further afield that have more accommodating regulations for STR properties. Really research your options though, since other cities where tourism is already high may bring in similar restrictions in the future. Do your homework and look for places with unrealized potential!
What does Barcelona’s short-term rental ban mean for your business?
Whilst Barcelona’s ban of short-term rentals is big news in the industry, it is far from a harbinger of the end of the vacation rental market, which continues to go from strength to strength.
However, there are steps you can – and should – take to protect not only your business, but the short-term rental industry as a whole.
- Follow the rules. Barcelona has many unregistered vacation rentals, but when managed properly and in line with regulations, short-term rentals can benefit both guests and locals. Protect your business by following local laws (see guidance below).
- Support your local economy. Recommend local restaurants, shops and markets. If you’re looking for cleaners, look locally. A welcome guide (digital options such as YourWelcome are available) can help with this.
How to check your local restrictions:
Staying up to date with the regulations that apply to you and ensuring your property complies is the best way to ensure your vacation rentals success and protect the industry.
Ultimately, short-term rentals must coexist with local communities with mutual respect on both sides. Regulations can help to achieve this and make the business safer and more stable in the long-term.
Here are some things you can do to learn about regulations that apply and ensure you comply:
- Review Airbnb’s online repository — The online repository is a helpful resource where you can look up the different regulations that apply in some of the world’s largest markets.
- Investigate your local area — Research the history of your local area and what regulations have been brought in recently – this might give an indication of potential future changes.
- Contact Vrbo — You can read the information on Vrbo’s regulatory resources page, and enquire about regulations in different markets by reaching out to GovernmentAffairs@Vrbo.com.
- Read your local government policies — Visit your local government website and search for information about vacation rental regulations. Understand role of Vacation Rental Advocacy Groups.
Conclusion
Barcelona’s short-term rental ban presents a significant shift, but the vacation rental industry’s overall strength remains clear.
At Rentals United, with a presence in Barcelona, we understand the challenges this brings.Our commitment is to equip property managers like you with the tools, expertise, and support needed to navigate these changes. From optimizing your existing operations to diversifying your portfolio and exploring new revenue streams, we’re here to help you adapt and continue to thrive.