VFT Licence Marbella 2026: The Complete Step-by-Step Guide to Holiday Rental Registration

Getting a VFT licence Marbella property owners need for holiday rentals is now more structured — and more important — than ever. Since 2025, Spain has introduced a three-tier registration system that means operating a holiday rental in Andalusia without proper licensing is not just inadvisable, it is illegal. Fines range from €2,000 for minor infractions to €150,000 for serious violations. Platforms like Airbnb and Booking.com are now legally required to verify licence numbers before publishing listings — unlicensed properties will be removed.

This guide walks you through the entire process — from understanding what a VFT is, to the documents you need, the new 2025 requirements, the national NRUA registration, guest reporting obligations and the ongoing compliance that keeps your licence active. Whether you own a villa on the Golden Mile, an apartment in Nueva Andalucía or a new-build in Estepona, the process is the same.

What Is a VFT Licence?

A VFT (Vivienda con Fines Turísticos) is the official registration that authorises you to rent your property to tourists for short stays of up to two months in Andalusia. It is regulated under Decreto 28/2016 of the Junta de Andalucía, with significant amendments in 2025 via Law 5/2025. Technically, it is not a traditional licence but a declaración responsable — a responsible declaration you submit to the Registro de Turismo de Andalucía (RTA) confirming your property meets all legal requirements. Once accepted, you receive a registration number in the format VFT/MA/12345 (MA = Málaga province). This number must appear on every listing, advertisement, and booking platform.

Do You Need One?

The Three-Tier System Since 2025

As of 2025, property owners in Andalusia must comply with three interlocking layers of registration — not one as many assume:

Critical: you cannot get the NRUA without a valid VFT. You cannot legally list on platforms without both. And you must report all guests via SES regardless. All three are mandatory and independently enforceable.

What Changed in 2025: The New Requirements

The 2025 amendments (Law 5/2025 and Decreto 31/2024) significantly tightened requirements. Before 2025, a simple occupancy licence and a declaración responsable were sufficient. Now:

• Municipal licence or change of use required — you must obtain approval from your local Town Hall (Ayuntamiento) before registering with the Junta. Previously this was not required
• Minimum 14 m² per guest — calculated on habitable space, not total floor area
• More bathrooms required for higher guest numbers
• Air conditioning mandatory if renting May-September; heating mandatory October-April
• Ventilation, emergency planning and guest information requirements strengthened
• Community of owners can ban VFTs with a 3/5 majority vote (since 2019 reform)
• Each Town Hall can set its own restrictions — including banning tourist rentals in specific zones

Step-by-Step: How to Get Your VFT Licence Marbella

Total timeline: 6-12 weeks from start to live listing, assuming no complications. The most common delays are caused by missing municipal compatibility reports or community certificates.

Documents Checklist: Everything You Need

• ✅ Property deed (escritura) or nota simple
• ✅ Cadastral reference number
• ✅ Owner’s NIE/NIF and passport
• ✅ Licencia de Primera Ocupación or Cédula de Habitabilidad
• ✅ Municipal compatibility certificate or change-of-use authorisation
• ✅ Community of owners certificate (no prohibition on tourist rentals)
• ✅ Energy Performance Certificate (EPC)
• ✅ Liability insurance policy
• ✅ Completed declaración responsable form
• ✅ Declaration of rental periods (full year or specific months)

NRUA: The National Registration You Also Need

Since July 2025 (Real Decreto 1312/2024), every property listed on a transactional platform requires a Número de Registro Único de Arrendamiento (NRUA) — a national registration number issued through the Registro de la Propiedad. You cannot get an NRUA without a valid regional VFT. The NRUA does not expire but requires an annual activity report to remain active. Platforms are legally required to verify NRUA numbers — listings without them may be rejected or removed.

SES Hospedajes: Guest Reporting

Under Real Decreto 933/2021, all tourist accommodation operators must register guest identity details via Spain’s SES Hospedajes portal within 24 hours of arrival. This applies to every guest over 18 years of age. The data includes full name, nationality, ID/passport number, dates of stay and property reference. Non-compliance is enforced by the police — this is a security obligation, not a tourism formality.

Costs: What Getting a VFT Licence Marbella Actually Costs

Community of Owners: The 3/5 Rule

Since the 2019 reform, a community of owners (comunidad de propietarios) can ban tourist rentals with a 3/5 majority vote. If your building has passed such a vote, a new VFT licence cannot be obtained. Before starting the process, you must obtain a certificate from the community administrator confirming no prohibition exists. This is now a mandatory document in the registration application — without it, the Junta will reject your submission.

Practical advice: check your community bylaws (estatutos) and recent AGM minutes before purchasing a property for rental investment. A single vote at an AGM can eliminate your rental strategy. For properties in buildings where the community is hostile to rentals, consider detached villas or townhouses where you are the sole owner or part of a smaller, supportive community.

Ongoing Compliance: What You Must Maintain

• Annual NRUA activity report — failure to file may deactivate your national registration
• Guest reporting via SES Hospedajes — within 24 hours of every guest arrival
• Tax declarations — quarterly IRPF or IRNR returns for rental income. See our rental ROI guide
• Property maintenance — cleanliness, functioning equipment, safety standards must be continuously met
• Display VFT number on every listing, advertisement and booking confirmation
• Complaints book — must be available and visible to guests at all times
• Update registry if ownership changes, operator changes or property details change

Fines: What Happens If You Don’t Comply

Selling a Property with a VFT Licence

Good news for investors: a 2025 court ruling in Andalusia confirmed that VFT registration is attached to the property, not the owner. When you sell, the registration transfers with the property — the new owner must file a cambio de titularidad (change of holder) with the RTA and update the NRUA. A correctly registered VFT adds measurable value to a property — buyers will pay a premium for a property that is already licensed and generating rental income. For our full analysis of rental returns, see our rental ROI guide.

ROI: Is the VFT Licence Marbella Worth It?

The short answer: yes, overwhelmingly. A properly licensed villa in Marbella generates €30,000-€80,000+ in annual rental income during peak season. The one-time cost of €1,500-€5,000 to obtain the licence is recovered within the first week of peak-season bookings. Without the licence, that income is zero — because platforms will remove your listing. For a detailed breakdown of rental yields by area, see our holiday rental ROI guide. For acquisition costs, see our hidden fees guide. For the Beckham Law tax advantages, see our Beckham Law guide.