The Rental Registration Number (NRA) is a legal requirement that applies to those renting out a property for short-term or temporary stays in Spain. As of 2025, this number becomes essential to legally advertise a property on digital platforms.
If you own a property in Estepona or on the Costa del Sol and rent it out as a holiday or seasonal rental, the NRA is no longer optional. It is part of the regulations aimed at organizing the market, ensuring transparency, and protecting both property owners and guests.
And yes, it involves paperwork. But understanding what it is and how it works makes everything easier.
👉 In this article, we clearly and practically explain the requirements for tourist-use housing and how to comply with the regulations to rent safely. Visit our blog and find out all the details!
What is the NRA and under which regulation is it framed?
The Rental Registration Number is a unique identifier assigned to each property intended for short- or medium-term rental. It applies to contracts shorter than 12 months.
This registration originates from the national regulation for holiday or temporary rentals, which comes into effect in 2025. Its goal is to centralize information on temporary and holiday rentals in Spain.
It does not replace regional or local regulations. It complements them. That’s why, in regions like Andalusia, the NRA is added to other existing requirements.
What is the Rental Registration Number for?
The NRA is used to identify and monitor properties rented out for short or temporary periods. In practice, it has three clear functions:
- Verify that the property complies with holiday rental regulations.
- Enable authorities to better control the market.
- Authorize the publication of the listing on digital platforms.
Without a valid NRA, it is not possible to advertise a property on portals like Airbnb, Booking, or Idealista.
Since when is the NRA mandatory?
The regulation came into effect at the beginning of 2025. But there is a key date to keep in mind.
As of July 1, 2025, the Rental Registration Number is mandatory for:
- Holiday rentals.
- Seasonal or medium-term rentals.
- Properties listed on online platforms.
From that point on, publishing without an NRA constitutes a legal violation.
Who must apply for the NRA?
The Rental Registration Number (NRA) must be requested by any property owner who offers their home for short- or medium-term rental and makes it publicly available.
Specifically, owners are required to obtain the NRA if they meet any of the following conditions:
- They rent out their property for less than 12 months, whether by days, weeks, or months.
- They offer holiday rentals, intended for short tourist stays.
- They offer seasonal rentals, for example to temporary workers, students, or justified temporary stays.
- They list the property on digital platforms, real estate portals, or online marketing channels.
It doesn’t matter whether the rental is continuous or only during certain times of the year. It also doesn’t matter if it’s a primary residence rented out occasionally. The moment a property is advertised online for short-term rental, the NRA becomes mandatory.
This requirement applies to both private individuals and legal entities, and affects entire properties or, in some cases, individual rooms—as long as they fall within the scope of holiday rental regulations.
Therefore, if a property is publicly offered for temporary rental and can be booked online, it must have its corresponding rental registration number. It is not optional. It is a legal requirement to operate under current regulations.
Differences between the NRA and other licenses
This is one of the areas that causes the most confusion. And it’s important to make it clear from the start: the Rental Registration Number (NRA) does not replace other existing licenses.
The NRA is a nationwide requirement. Its purpose is to register and monitor short- and medium-term rentals within a unified system across Spain. However, it does not, by itself, authorize the tourist use of a property.
In regions like Andalusia, for example, a regional tourist license is still required in order to offer a holiday rental. This license confirms that the property meets the specific regulations of the autonomous community and the local municipality.
That’s why both procedures serve different purposes:
- Regional tourist license: authorizes the tourist use of the property according to the regulations of each autonomous community. It covers aspects such as habitability, technical requirements, and operating conditions.
- NRA: identifies and registers the property within the national system for short- and medium-term rentals. It is required to advertise the property on digital platforms.
In practice, this means that a property may need both requirements at the same time. Having only one is not always enough.
Complying with regulations means checking which licenses your autonomous community requires and, in addition, having the rental registration number if the property is marketed online. Understanding this distinction helps avoid mistakes, fines, and delays when listing your property for rent.
How to apply for the Rental Registration Number?
The process is done online through the Digital One-Stop Rental Window. The procedure is linked to the Land Registry.
The general steps are as follows:
- Access the official platform.
- Identify the owner or representative.
- Provide the property details.
- Submit the application online.
- Wait for the number to be assigned.
Once validated, the rental registration number is issued.
What documentation is needed for the NRA?
Although it may vary depending on the case, the usual documents to submit are:
- Owner’s identification document.
- Property’s cadastral reference.
- Title deed or land registry excerpt.
- Address and basic details of the property.
This information allows verification of ownership and the characteristics of the property.
What happens once the NRA is obtained?
Once assigned, the NRA must be visibly displayed on:
- Listings on digital platforms.
- Commercial rental publications.
Without this number, platforms may block or remove the listing. And it’s not a one-time check — it’s an ongoing control.
Advantages and disadvantages of not having the Rental Registration Number
Having or not having the Rental Registration Number (NRA) makes a clear difference in the management of a holiday or seasonal rental. The following table provides a simple summary of what happens in each case:
| Without NRA | With NRA |
| Risk of financial fines and administrative penalties | Compliance with vacation rental regulations |
| Possible removal of the listing from digital platforms | Legal publication of the property on platforms |
| Loss of income due to inability to rent | Continuity in rental marketing |
| Legal uncertainty for the property owner | Greater legal security for property owners and guests |
| Lower trust from tenants | More trust and transparency in the booking process |
| Informal rental management | More professional and organized management |
In summary, the NRA is not just a legal requirement. It is a tool that protects the owner, provides security for the guest, and improves the rental experience for both parties. Complying with the regulations prevents problems and allows you to rent with peace of mind.
Importance of having an expert real estate agency to manage the NRA
The NRA application process is not complicated, but it does require accuracy. A wrongly entered detail or an incomplete submission can delay the process or cause problems later on.
That’s why working with a real estate agency in Estepona like Cabanillas Real Estate makes a real difference. It’s not just about submitting a form — it’s about ensuring the entire process complies with current regulations.
A specialized agency:
- Has in-depth knowledge of national and regional regulations.
- Reviews all documentation before submission.
- Avoids mistakes that could lead to fines or blocked listings.
- Ensures the property is legally published on platforms.
- Advises the owner on other rental-related procedures.
Outsourcing this process allows the owner to focus on maximizing their property’s performance, with the peace of mind that everything is in order. In the end, it saves time, reduces risks, and avoids unnecessary costs.
Conclusions
The Rental Registration Number (NRA) has become a key element in holiday and seasonal rentals in Spain. Since July 2025, it is mandatory to legally advertise and rent out short- or medium-term properties.
Complying with holiday rental regulations not only helps avoid penalties. It also provides legal security, builds guest trust, and contributes to a more professional rental market. In an increasingly regulated environment, staying up to date is no longer optional.
If you own a property in Estepona or on the Costa del Sol and need help with the NRA or the legal management of your rental, Cabanillas Real Estate can guide you through every step of the process.
Contacting a specialized team is the simplest way to comply with the law and rent with peace of mind.
Si tienes consultas puedes contactar en sales@cabanillasrealestate.com
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