How to obtain a tourist licence in Spain: complete guide 2025 on the Costa Brava

Investing in property in Spain, particularly on the magnificent Costa Brava, represents a golden opportunity for British investors.

If you are interested in purchasing a property in Roses, Empuriabrava, Platja d'Aro or Cadaqués, understanding how to obtain a tourist licence on the Costa Brava is now essential to maximise your rental profitability.

IMMO 365 Costa Brava, your trusted real estate expert, guides you through all the necessary steps to obtain your tourist licence in Spain and develop your seasonal rental business with peace of mind.

What is a tourist licence in Spain?

Definition and importance of the tourist licence

The Spanish tourist licence is a mandatory official permit that authorises the rental of your property for tourist purposes for stays of less than 31 days. In Catalonia, this licence is called HUTG (Habitatge d'Ús Turístic de la Generalitat) and is an essential legal requirement.

Without this licence, renting your property on platforms such as Airbnb, Booking.com or Vrbo is strictly prohibited and can result in dramatic financial penalties of up to €600,000 in Catalonia.

Why is a tourist licence crucial for your investment?

Obtaining a tourist licence on the Costa Brava has many advantages:

• Full legal compliance: protection against fines and administrative penalties
• Maximum visibility: the ability to publish your listings on all rental platforms
• Optimised profitability: access to the lucrative tourism market in Catalonia
• Property value: a property with a tourist licence has a higher market value

The new NRA system: a revolution in 2025

Understanding the Rental Registration Number (NRA Spain)

Since January 2025, Spain has implemented a revolutionary system: the NRA (Número de Registro de Alquiler). This unique identification number is mandatory for all tourist and seasonal rentals throughout Spain.

The NRA Spain complements existing regional tourist licences and creates a centralised national register to combat tax fraud and improve tourist protection.

Legal obligations of the NRA since July 2025

Since 1 July 2025, the rules have become considerably stricter:

• Mandatory registration: all owners must obtain their NRA before publishing an advertisement
• Withdrawal deadline: platforms have 48 hours to remove any advertisement without a valid NRA
• Enhanced controls: the Spanish authorities carry out regular automated checks
• Immediate penalties: zero tolerance for non-compliant properties

How to obtain a tourist licence on the Costa Brava: detailed steps

Step 1: check the eligibility of your property

Before starting the process, it is crucial to check whether your property is eligible for a tourist licence. In Catalonia, particularly on the Costa Brava, the conditions vary depending on the municipality:

General eligibility criteria:

• Valid certificate of occupancy
• Compliance with safety and accessibility standards
• Urban planning compliance of the property
• Civil liability insurance

Specific restrictions by town:

• Roses: new licences limited in certain areas
• Empuriabrava: strict quotas depending on the neighbourhood
• Platja d'Aro: moratorium on new licences in the centre
• Cadaqués: very restrictive regulations to preserve heritage

Step 2: gather the necessary documentation

Several official documents are required to compile the application:

Mandatory documents:

• Certificate of occupancy (less than 10 years old)
• Energy performance certificate
• Civil liability insurance policy (minimum £300,000)
• Floor plan of the property with surface areas
• Proof of identity and ownership
• Sworn statement of compliance with standards

Additional documents depending on the municipality:

• Technical report from an architect
• Certificate of urban planning compliance
• Authorisation from the owners' association (co-ownership)

Step 3: Submit the application to the relevant authorities

The application process involves several administrative steps:

Submission to the town hall:

1. Make an appointment with the urban planning department
2. Submit the complete application
3. Pay the administrative fees (which vary depending on the municipality)
4. Obtain a receipt of submission

Review of the application:

• Legal deadline: 3 to 6 months depending on complexity
• Possible inspection visit
• Requests for additional information
• Public consultation (in some cases)

Step 4: Obtain the HUTG number and register for the NRA

Once the licence has been granted:

Assignment of the HUTG number:

• Receipt of the official certificate
• Assignment of the unique identification number
• Automatic registration in the Catalan registers

Mandatory NRA registration:

• Log in to the Spanish national platform
• Enter the property information
• Validation and obtaining of the NRA number
• Updating of online listings

Specific features of the Costa Brava: opportunities and challenges

The exceptional tourist market of the Costa Brava

The Costa Brava is one of Spain's most popular tourist destinations, offering exceptional investment opportunities:

Major tourist attractions:

• 214 kilometres of Mediterranean coastline
• Over 300 days of sunshine per year
• Rich cultural heritage (Dalí, Romanesque heritage)
• World-renowned gastronomy
• Proximity to France (2 hours from Perpignan)

Attractive rental returns:

• High occupancy rates (70-90% in season)
• Daily rates: €80-300 depending on location and standard
• Extended season from April to October
• Diverse international clientele

Specific regulations for each municipality on the Costa Brava

Roses - The jewel of the bay:

• Tourist licences still available on the outskirts
• Town centre: moratorium on new licences
• Very high tourist demand all year round
• Average price: €150-200/night in high season

Empuriabrava - The Spanish Venice:

• Flexible regulations for houses with swimming pools
• Restrictions on seafront apartments
• Family clientele preferred
• Excellent profitability: 8-12% gross annual return

Platja d'Aro - Seaside elegance:

• New licences suspended in the centre
• Opportunities on the outskirts and in urban developments
• High-end tourism favoured
• Long season thanks to cultural events

Cadaqués - Authenticity preserved:

• Very strict regulations (historical heritage)
• Highly valued existing licences
• Wealthy and loyal clientele
• Premium rates: €200-400/night

New Catalan regulations: impact on your investments

Major changes in 2023-2025

In November 2023, the Generalitat de Catalunya approved revolutionary regulations that transform the tourist rental landscape:

Main changes:

• End of indefinite licences
• Mandatory five-year review
• Tourist density thresholds per municipality
• Possibility of revoking existing licences

Impact on the Costa Brava: Under the new rules, municipalities with more than 10 tourist accommodations per 100 inhabitants must reduce their stock. This affects several destinations on the Costa Brava, where the concentration can reach 20 accommodations per 100 inhabitants.

Adaptation strategies for investors

In light of these regulatory changes, IMMO 365 Costa Brava recommends several strategies:

Priority investment:

• Focus on properties with existing licences
• Target less saturated municipalities
• Invest in quality and standing
• Diversify the portfolio geographically

Anticipating changes:

• Monitor local regulatory developments
• Maintain excellent service quality
• Develop a loyal customer base
• Optimise off-season profitability

Costs and deadlines: the budget for your tourist licence project

Breakdown of costs

Obtaining a tourist licence in Costa Brava requires several investments:

Administrative costs:

• Municipal taxes: €200-800 depending on the municipality
• Application fees: €150-300
• Certificates and technical reports: €500-1200
• Civil liability insurance: €200-500/year

Professional support costs:

• Specialised solicitor: €1,500-3,000
• Administrative manager: €800-1,500
• Official translations: €200-400
• Travel and administrative costs: €300-600

Adaptation investments:

• Safety compliance: €1,000-5,000
• Mandatory equipment: €500-2,000
• Comprehensive home insurance: €300-800/year
• Initial marketing: €500-1,500

Average timeframes per administrative stage

Preparation of application: 2-4 weeks

• Gathering documents
• Translations and certifications
• Technical report (if required)

Administrative review: 3-6 months

• Review by municipal services
• Consultations (if required)
• Inspection visit

Finalisation and commissioning: 2-4 weeks

• Receipt of licence
• NRA registration
• Publication of advertisements

IMMO 365 Costa Brava: your expert partner

Why choose IMMO 365 Costa Brava for your project?

Since establishing ourselves on the Costa Brava, IMMO 365 Costa Brava has been successfully assisting French investors with their property projects. Our unique expertise combines:

In-depth local knowledge:

• Perfect mastery of municipal regulations
• Network of local partners (solicitors, architects, managers)
• Ongoing regulatory monitoring
• Privileged relationships with government agencies

Personalised support:

• Selection of properties with licensing potential
• Comprehensive management of administrative procedures
• Personalised follow-up until the licence is obtained
• Advice on optimising profitability

Comprehensive post-acquisition services:

• Turnkey rental management
• Property marketing and listing
• Maintenance and concierge services
• Tax optimisation

Our areas of expertise

Roses and its region:

• Marina and historic centre
• High-end residential developments
• Properties with exceptional sea views
• Optimal rental profitability

Empuriabrava and its surroundings:

• Houses with swimming pools and moorings
• Proximity to the airport and French border
• Loyal and international clientele
• Secure investment

Platja d'Aro - S'Agaró:

• Prestige and Mediterranean elegance
• Remarkable architecture from the 1920s and 1930s
• Cultural and gastronomic tourism
• Significant capital gains

Cadaqués and Cap de Creus:

• Authenticity and exceptional heritage
• Rarity and exclusivity of properties
• Very affluent clientele
• Heritage investment

Optimise the profitability of your tourist rental

Strategies for maximising revenue

Once you have obtained your tourist licence, there are several ways to optimise your rental income:

Optimal pricing:

• In-depth competitive analysis
• Dynamic pricing based on demand
• Special off-season offers
• Experience packages (wine tourism, culture)

Operational excellence:

• Personalised welcome and simplified check-in
• Responsive local concierge service
• Regular preventive maintenance
• High-end amenities

Effective digital marketing:

• Optimised presence on all platforms
• High-quality professional photos
• Attractive multilingual descriptions
• Proactive management of customer reviews

Optimised tax and accounting management

Investing in a property with a tourist licence in Spain requires a thoughtful approach to taxation:

Spanish reporting obligations:

• Quarterly VAT (IVA) return
• Annual rental income return
• Withholding tax for non-residents (24%)
• Detailed accounting records

Franco-Spanish tax optimisation:

• Application of the tax treaty
• Allocation of deductible expenses
• Depreciation of the property and equipment
• Tax exemption strategies

Market trends and outlook for 2025-2030

The evolution of tourism on the Costa Brava

The Costa Brava tourism market is undergoing profound changes that are having a positive impact on investors:

New consumer trends:

• Longer but less frequent stays
• The search for authenticity and experiences
• Growing demand for affordable luxury
• Greater environmental awareness

Accelerated digitalisation:

• Mobile-friendly bookings
• Connected services and home automation
• Personalised customer experience
• Smart energy management

Future investment opportunities

Regulatory changes are creating new opportunities for savvy investors:

Scarcity of legal supply:

• Increased value of existing licences
• Demand exceeds authorised supply
• Possibility of premium rates
• Securing rental income

Innovation in alternative accommodation:

• Unique experiential concepts
• High-end services included
• Partnerships with local players
• Differentiation through quality

FAQ: Tourist licence on the Costa Brava

1. How long does it take to obtain a tourist licence on the Costa Brava?

The average time to obtain a tourist licence on the Costa Brava varies between 4 and 8 months depending on the municipality and the complexity of the application. Municipalities such as Roses or Empuriabrava generally process applications in 3-4 months, while Cadaqués can take up to 6-8 months due to heritage constraints. IMMO 365 Costa Brava can significantly speed up this process thanks to its local expertise.

2. What is the total cost of obtaining a tourist licence in Spain?

The total cost of obtaining a tourist licence in Costa Brava ranges from €3,000 to €8,000, including administrative fees (€500-1,200), legal assistance (€1,500-3,000), necessary adaptations (€1,000-5,000) and compulsory insurance (€200-500/year). This initial investment quickly pays for itself thanks to the additional rental income generated.

3. Is it still possible to obtain new tourist licences on the Costa Brava?

Yes, it is still possible to obtain new tourist licences on the Costa Brava, but with increasing restrictions depending on the municipality. Roses still accepts applications on the outskirts, Empuriabrava remains relatively accessible for detached houses, while Platja d'Aro and Cadaqués have introduced moratoriums in certain areas. IMMO 365 Costa Brava identifies the best opportunities available.

4. What is the difference between the HUTG licence and the NRA number?

The HUTG (Habitatge d'Ús Turístic de la Generalitat) licence is the mandatory Catalan regional authorisation to operate a tourist rental business. The NRA (Número de Registro de Alquiler) is the new Spanish national system introduced in 2025 that complements the regional licence. Both are now mandatory: HUTG for activity authorisation, NRA for national registration and publication on platforms.

5. What are the risks of not having a tourist licence?

Not having a tourist licence exposes you to very heavy penalties: fines of up to €600,000 in Catalonia, immediate closure of the business, mandatory removal of listings from all platforms within 48 hours and the inability to deduct business-related expenses from your taxes. Since July 2025, checks have been automated and penalties are immediate.

6. How do the new Catalan regulations affect existing licences?

The new Catalan regulations of 2023 transform indefinite licences into licences that are reviewed every five years. Owners of existing licences must demonstrate their compliance with the new standards every five years. In saturated municipalities (more than 10 tourist accommodations per 100 inhabitants), some licences may be revoked to comply with the new density thresholds.

7. Can you purchase a property with an existing tourist licence?

Absolutely, and it is even recommended in the current context of restrictions on new licences. Buying a property with an existing tourist licence guarantees immediate operation and avoids the delays and uncertainties of obtaining one. These properties appreciate particularly well. IMMO 365 Costa Brava has an exclusive portfolio of properties with valid licences.

8. What insurance is compulsory for tourist rentals on the Costa Brava?

Two types of insurance are compulsory: civil liability insurance (minimum £300,000) covering damage caused to third parties, and comprehensive home insurance protecting the property against damage. Cancellation and interruption insurance is also recommended. Annual premiums range from €500 to €1,300 depending on the value of the property and the cover chosen.

9. Is it profitable to invest in tourist property on the Costa Brava despite the new regulations?

Paradoxically, the new regulations increase the profitability of compliant investments by creating a shortage of legal supply. Properties with licences are seeing their occupancy rates and prices increase. The average gross profitability ranges from 8% to 15% depending on the location and standard. IMMO 365 Costa Brava's expertise guarantees the selection of the best investment opportunities.

10. How does IMMO 365 Costa Brava support French investors?

IMMO 365 Costa Brava offers a comprehensive service: selection of properties with licensing potential, full management of administrative procedures, personalised legal support, contact with local partners (solicitors, architects, managers), and post-acquisition services including rental management, digital marketing and tax optimisation. Our local expertise and perfect knowledge of the French market guarantee the success of your investment project.

Are you interested in investing in tourist property on the Costa Brava? Contact the experts at IMMO 365 Costa Brava today for personalised support in obtaining your tourist licence and bringing your investment project to fruition. Our bilingual French-Spanish team will guide you through every step of the process to maximise the profitability and legal security of your investment.

📞 Contact us: immo365costabrava.com/en

IMMO 365 Costa Brava - Your trusted real estate expert in Roses, Empuriabrava, Platja d'Aro and Cadaqués