Touristic Apartments or a residential property?
Choose the investment that suits you.

Since the amendment to the law on tourist rentals in Spain, interest in so-called Touristic Apartments has increased sharply.

More and more property developers are bringing such projects to the market, but what exactly does this involve? And how do they differ from a classic residential property?

At Tanto Más Homes, we believe it is important that you make a well-considered choice. That is why we have listed the main differences for you.

The 2025 legislative change

In 2025, Spanish regulations on tourist rentals were significantly amended. One of the most important changes is that the Owners’ Association (Comunidad de Propietarios) can now refuse an application for a tourist rental licence, even when the municipality does allow tourist rentals.

As a result, more and more developers are choosing to develop projects as Touristic Apartments from the outset.

What is a Touristic Apartment?

When purchasing a Touristic Apartment, you are not only buying an apartment, but also an already included tourist rental licence, which is usually attached to the project for a predetermined period (for example, 10 years).

However, several conditions are attached to this:

• You pay 21% VAT on purchase (instead of 10% for a residential property).
• This VAT can be reclaimed, provided you meet the legal requirements.
• You are obliged to rent out the property as tourist accommodation.
• Own use is usually limited to a predetermined period.
• In the event of a later sale, the new owner takes over the same obligations.
• In most projects, you are required to work with the rental company linked to the project.

Which options do you have as a buyer?

Depending on your wishes, there are several options:

1. Touristic Apartment

Ideal for those who want complete peace of mind.
The rental is managed professionally, and you hardly need to deal with the practical organisation.

2. Residential property with rental service

You buy a classic residential property but engage a professional rental partner.
This gives you more flexibility, while management is largely taken out of your hands.

3. Residential property under own management

Do you want maximum freedom and to pursue the highest return? Then you can organise the entire rental process yourself through the well-known platforms, possibly with the support of a local keyholder for practical follow-up and peace of mind.
 

Comparison at a glance

* Provided the applicable tax conditions are met.
** Only any platform fees (such as Airbnb or Booking.com) apply if you rent via such platforms.

Which choice is right for you?

There is no universal right choice, because everything depends on your personal situation, your investment objective and the extent to which you want to be involved in the management of your property.

Do you want maximum return? As much own use as possible? Or do you prefer complete peace of mind?

The costs and conditions differ from project to project.
Therefore, always compare the permitted period for own use, the commissions of the rental company and the costs of included services such as cleaning and linen.

Tanto Más Homes is happy to help you

Together with you, we will look at which formula best matches your wishes and explain all advantages and disadvantages transparently.
That way, you can invest in Spanish real estate with confidence, without surprises afterwards.

Do you have questions about Touristic Apartments or residential properties?
Feel free to contact the team at Tanto Más Homes.
We will be happy to advise you personally.

www.tantomas.com   +32 497 26 10 21