Is Airbnb Legal in Valencia? 2026 Rules, Permits & Taxes

Registration required

Yes

Taxes on a stay

No tourist tax

Fine for hosting without a permit

Up to €600,000

Listings showing a permit number

66%

Next rule change

Dec 1, 2026

Listing figures: AirROI, 12 months to September 2026. A number on a listing doesn't prove the permit or licence is valid, and a missing one doesn't prove there is none.

The rules in brief

Who needs it

Any owner or manager who lets a whole home in the city of Valencia to tourists for 10 days or less. Homes in the historic centre (Ciutat Vella) follow that district's special plan.^{1,4,11,12,13,21}

Issued by

Ajuntament de València (compatibility report and municipal title) and the Dirección General de Turismo of the Generalitat Valenciana (register and registration number)

Valid for

The Generalitat registration lasts five years from the declaration. Homes registered before 8 August 2024 keep theirs for five years from that date, and renewals start in August 2029 with a new declaration and an updated compatibility report.

Processing

The council decides the compatibility report within one month; an environmental licence (licencia ambiental) takes up to six months, with refusal by silence.

On listings

The number must appear on every listing

Platform checks

Airbnb asks for the regional registration number in the listing details. The Generalitat requires the number and the home's exact location in every advert and treats a missing number as a serious infringement; the national number is no longer required.

Fees

Who qualifies

• A favourable municipal compatibility report (informe de compatibilidad urbanística) for tourist use, requested from the council before any works or activity title
• The home sits in a neighbourhood and district that has not reached the 8% cap on tourist places per resident or the 2% cap on tourist homes, and in a block where tourist premises on ground floors stay under 15%
• In a building with homes, the tourist home is on the ground or first floor, below the homes, with its own entrance from the street and its own stairs or lift
• For a new registration in a flat building, the favourable vote of three fifths of the owners holding three fifths of the shares, and statutes that do not rule out non-residential use
• The home's unique cadastral reference, civil liability insurance and the Annex III minimum requirements of Decree-law 9/2024
• Not in the residential sub-area of Ciutat Vella, where the special plan no longer admits tourist homes

How to apply

1. 1 Check on the council's tourist-lodging census (CATAV) map that the neighbourhood, district and block have not reached the caps, and that the building, the floor and the entrance meet the planning rules
2. 2 Check that the owners' community approves (three fifths for a new registration in a flat building) and that the building statutes allow tourist use
3. 3 Request the compatibility report on the council's electronic office (procedure UA.AT.10, €140.90, up to one month)
4. 4 Obtain the council's municipal title for the activity (environmental declaration or licence, depending on the home) and complete any works
5. 5 File the sworn declaration online with the Generalitat's tourism department (procedure 19207) with a digital certificate, entering the report's verification code
6. 6 Show the registration number and the exact location in every advert, and register the accommodation and report each guest to the Ministry of Interior

Permit rules

Register with the Generalitat before you let

A tourist home must be entered in the Registro de Turismo de la Comunitat Valenciana before it starts operating. The holder files a sworn declaration (declaración responsable) online with a digital certificate and receives a registration number.⁴

The compatibility report costs €140.90

The council's urban-planning fee for the compatibility report on tourist lodging is €140.90, paid by self-assessment before the request, and the council decides within one month.¹¹

Show the registration number and exact location

Every advert must show the registration number and the home's exact location, including on Airbnb. Leaving them out is a serious infringement.^1,21

Registration lasts five years

The registration is valid for five years. Homes already registered keep it for five years from 8 August 2024, and renewals begin in August 2029 with a new declaration and an updated compatibility report.^1,4 In force since August 8, 2024

Unique cadastral reference required

The declaration and every rental contract must state the home's unique individual cadastral reference (referencia catastral). Homes that did not report it by 31 December 2024 were removed from the register.¹ In force since December 31, 2024

No national registration number

The Supreme Court annulled the national registration number (NRUA) on 19 May 2026, and Airbnb no longer requires it to publish a listing. The Valencian registration number is still required.^18,23 In force since May 19, 2026

A favourable council compatibility report comes first

Every tourist home needs a favourable municipal report that tourist use is compatible with the local plan, which the council issues on request before any works or activity title.^1,11 In force since August 8, 2024

Whole homes only: no room rentals

Tourist homes are let whole. Renting rooms to tourists is expressly prohibited, and advertising rooms in a registered tourist home is a very serious infringement.¹ In force since August 8, 2024

Tourist homes capped at 2% of the homes in each neighbourhood and district

Tourist homes and apartments may not exceed 2% of all homes in any neighbourhood or district outside Ciutat Vella. Once the cap is reached, new tourist homes there are blocked.^7,10 Applies to: new tourist homes outside Ciutat Vella · In force since May 25, 2026

Tourist places capped at 8% of residents

The total number of tourist places of every kind (hotels, apartments and tourist homes) may not exceed the equivalent of 8% of the registered residents of each neighbourhood and district.^7,10 Applies to: new tourist lodging outside Ciutat Vella · In force since May 25, 2026

At most 15% of ground-floor premises in a block

Tourist lodging of any type may take up to 15% of the ground-floor premises of each block, on plots where homes are the dominant use, to protect local shops.^7,10 Applies to: new tourist lodging on ground floors outside Ciutat Vella · In force since May 25, 2026

All three caps apply at once

A new tourist home must pass the 8%, 2% and 15% caps together. Passing one cap does not help if another is reached, because new places are blocked automatically in that neighbourhood, district or block.^7,8 Applies to: new tourist lodging outside Ciutat Vella · In force since May 25, 2026

Ground or first floor, with a separate entrance

In a mixed-use building with homes, a tourist home may only sit on the ground or first floor, never on a landing shared with homes, and needs its own stairs or lift from the street, separate from the residents'.^7,10 Applies to: new tourist homes in buildings with homes · In force since May 25, 2026

Owners' community must approve new tourist flats

Since 3 April 2025, a new tourist home in a flat building needs the favourable vote of three fifths of the owners, who must also hold three fifths of the ownership shares. The council's rules also require the community's authorisation.^7,17 Applies to: flats in buildings under horizontal property · In force since April 3, 2025

Ciutat Vella has its own plan and no tourist homes in the residential sub-area

The caps above do not apply in Ciutat Vella. Its special plan, amended by the Generalitat's territorial commission on 18 December 2024, removes tourist homes from the residential sub-area and admits them only in whole buildings in exclusive tourist use in the tertiary sub-area.^7,14 Applies to: Ciutat Vella · In force since December 18, 2024

The new rules replaced the moratorium on 25 May 2026

The Pleno approved the rules on 31 March 2026 and the Boletín Oficial de la Provincia published them on 4 May 2026. They took effect 15 working days later, on 25 May 2026, and replaced the moratorium on new tourist licences in force since 28 May 2024.^8,9,10 In force since May 25, 2026

Tourist lets are limited to 10 days per guest

A tourist home is a whole property let for a price, with immediate availability and for tourist purposes, for 10 days or less to the same guest. The limit has applied since 8 August 2024.¹ In force since August 8, 2024

Public census of licensed tourist lodging

The council keeps a public census, the Censo de Alojamientos Turísticos del Ayuntamiento de València (CATAV), listing only lodging that holds its municipal title. It also feeds the saturation indicators and shows which neighbourhoods are full.^8,9 In force since May 4, 2026

One year to convert tourist homes back to residential use

For one year from 25 May 2026, owners can convert a tourist home back to residential use if it meets habitability standards, whatever the access or the neighbouring premises, including homes that are registered with the Generalitat but have no municipal title.^8,10 Applies to: existing tourist homes · In force since May 25, 2026

Evacuation plan, 24-hour phone and first-aid kit

Tourist homes post an evacuation plan on the door (or multilingual emergency instructions), keep a 24-hour contact phone, a list of emergency numbers and a first-aid kit, and may not hand over keys through lockboxes on the public street.¹ In force since August 8, 2024

Civil liability insurance

The holder declares a civil liability insurance policy, or equivalent cover, for damage arising from the activity.⁴

Register as a host and report guests to the Ministry of Interior

Every host, including one renting a room in their own home, must register the accommodation with the Ministry of Interior and report guest details for each booking (Royal Decree 933/2021).²² In force since December 2, 2024

The council fines illegal tourist homes itself

The council accepted the Generalitat's delegation to open, investigate and decide penalty cases on tourist homes, so it can fine illegal tourist homes from €10,000 to €600,000 depending on severity.^6,25 In force since February 25, 2025

Seasonal and room contracts tightened

A seasonal or room contract with no documented temporary need becomes a main-residence lease. In force from 8 October 2026 under Royal Decree-law 29/2026; Congress must still validate it, and the Valencian rules remain.^3,19 Applies to: seasonal and room rentals longer than a tourist stay · In force since October 8, 2026

What the host still handles

• Tourism Register of the Valencian Community, by sworn declaration (free), after the council's compatibility report (€140.90)
• The council's municipal title for the activity (environmental declaration or licence, depending on the home), with a works fee and a 4% construction tax if works are needed
• Guest registration with the Ministry of Interior (Registro de Viajeros)
• VAT filings with the Agencia Tributaria for lets that carry VAT, including lets of up to 30 nights from 1 December 2026^2,3,20,24

• Fines on illegal tourist homes range from €10,000 to €600,000 depending on severity, and the council can open and decide the cases itself since it accepted the Generalitat's delegation in February 2025.⁶
• The council has issued an average of 449 cease orders a year against illegal tourist homes in the current term, against 71 a year in the previous one, and 87% have been carried out.¹⁶
• Renting rooms in a registered tourist home, or advertising them, is classed as a very serious infringement.¹
• Advertising a tourist home without the exact location and the registration number is a serious infringement.¹
• Not registering as an accommodation provider or not reporting guests to the authorities is a serious infringement, with fines from €601 to €30,000.²²

1. August 2029 Upcoming
   Registration renewals begin

   Registrations made before Decree-law 9/2024 were kept for five years from 8 August 2024; renewals with a new declaration and an updated compatibility report start in August 2029.^1,4

2. May 2027 Upcoming
   Window to convert tourist homes back to housing closes

   The one-year period, counted from the rules' entry into force on 25 May 2026, in which a tourist home can be converted to residential use whatever the access or neighbouring premises ends in May 2027.^8,10

3. December 1, 2026 Upcoming
   VAT of 10% on furnished lets of up to 30 nights

   If Royal Decree-law 29/2026 is validated, furnished lets of up to 30 nights (other than the host's main home) are subject to VAT at the reduced rate of 10% from 1 December 2026.³

4. October 8, 2026
   Royal Decree-law 29/2026 takes effect, pending validation

   The decree-law covers seasonal and room rentals, a council surcharge on property tax for tourist homes in tense zones and VAT on short lets. The standing committee of Congress must still validate it.^3,19

5. May 25, 2026
   New tourist-lodging rules take effect and replace the moratorium

   The 2%, 8% and 15% caps, the ground-and-first-floor and separate-entrance rules and the one-year window to convert tourist homes back to housing began 15 working days after publication.^8,9,10

6. May 19, 2026
   Supreme Court annuls the national registration procedure

   Ruling 620/2026 annulled the national registration procedure of Royal Decree 1312/2024, so the national registration number is no longer required to publish a listing on Airbnb.^18,23

7. May 4, 2026
   Rules published in the provincial gazette

   The Boletín Oficial de la Provincia published the approved planning change, and the council's Junta de Gobierno Local approved the rules for its tourist-lodging census (CATAV) the same day.^9,10

8. April 2026
   High court annuls the 2024 suspension of change-of-use licences

   The Valencian high court (TSJCV) annulled the part of the 28 May 2024 moratorium that suspended change-of-use licences and sworn declarations, and upheld the suspension of building licences. The ruling is not final and can be appealed to the Supreme Court.¹⁵

9. March 31, 2026
   Pleno approves the tourist-lodging rules

   The Pleno gave final approval to the planning change that caps tourist homes at 2% of the homes in each neighbourhood and district and caps tourist places at 8% of residents.⁷

10. April 3, 2025
    Owners' communities decide on new tourist flats

    Organic Law 1/2025 requires the approval of three fifths of the owners, holding three fifths of the shares, to install a new tourist home in a flat building.¹⁷

11. April 2025
    Initial approval of the new tourist-lodging rules

    The Pleno gave initial approval to the planning change and opened a 45-day public exposure period; the council later accepted the main requests of the neighbourhood federation.⁸

12. February 25, 2025
    Council accepts the power to fine illegal tourist homes

    The Pleno accepted the Generalitat's delegation to open, investigate and decide penalty cases on tourist homes, with fines of €10,000 to €600,000.^6,25

13. December 18, 2024
    Ciutat Vella plan amended: no tourist homes in the residential sub-area

    The Generalitat's territorial urbanism commission gave final approval to the change to the Ciutat Vella special plan, removing tourist homes from the residential sub-area.¹⁴

14. August 8, 2024
    Decree-law 9/2024 redefines tourist homes

    Tourist homes became whole properties let for 10 days or less, with a favourable council compatibility report required, a five-year registration, no room rentals and tougher penalties.¹

15. May 28, 2024
    Moratorium on new tourist licences

    The Pleno suspended the granting of new tourist licences, including the processing of change-of-use and building licences for new tourist-lodging uses in parts of the city; it extended the measure on 28 January 2025.^15,16

16. November 15, 2023
    Valencian tourist tax repealed

    Decree-law 12/2023 repealed Law 7/2022, which had created the Valencian tourist-stay tax, before it took effect, so no tourist tax applies in Valencia.²

Estimate what a Valencia home could earn

1. 1. Decreto-ley 9/2024, de 2 de agosto, del Consell, de modificación de la normativa reguladora de las viviendas de uso turístico · Generalitat Valenciana (texto en el BOE)
2. 2. Decreto-ley 12/2023, de 10 de noviembre, del Consell, de derogación de la Ley 7/2022 de medidas fiscales para impulsar el turismo sostenible · Generalitat Valenciana (texto en el BOE)
3. 3. Real Decreto-ley 29/2026, de 6 de octubre, por el que se adoptan medidas urgentes para la protección de la función social de la vivienda y la ampliación de la oferta de vivienda asequible · Boletín Oficial del Estado
4. 4. Autoregistro de viviendas de uso turístico: declaración responsable de alta, modificación y baja (trámite 19207) · Generalitat Valenciana, Sede electrónica
5. 5. Datos de turismo sobre viviendas de uso turístico en la Comunitat Valenciana (lista diaria del Registro de Turismo) · Generalitat Valenciana, Datos Abiertos
6. 6. El Ayuntamiento podrá imponer multas de 10.000 a 600.000 euros a las viviendas turísticas ilegales · Ajuntament de València
7. 7. María José Catalá: València se ha convertido en la primera ciudad que pone tope y ordena sus plazas turísticas (Pleno del 31 de marzo de 2026) · Ajuntament de València
8. 8. València blindará para uso residencial el 98 % de sus viviendas · Ajuntament de València
9. 9. Censo de Alojamientos Turísticos del Ayuntamiento de València (CATAV) · Ajuntament de València, Urbanismo
10. 10. Anuncio sobre la aprobación definitiva de la modificación puntual pormenorizada de las normas urbanísticas del PGOU de València "Regulación de los usos terciarios hoteleros" (BOP núm. 82, 4 de mayo de 2026) · Butlletí Oficial de la Província de València (copy on valencia.es)
11. 11. Informe de compatibilidad urbanística para la apertura de actividad de alojamientos turísticos (UA.AT.10) · Ajuntament de València, Sede electrónica
12. 12. Licencia ambiental sin obras para alojamientos turísticos (UA.AT.75) · Ajuntament de València, Sede electrónica
13. 13. Declaración responsable de obras previo a declaración responsable ambiental para alojamientos turísticos (UA.AT.50) · Ajuntament de València, Sede electrónica
14. 14. Acuerdo de la Comisión Territorial de Urbanismo de Valencia de 18 de diciembre de 2024: modificación puntual de las normas urbanísticas del Plan Especial de Protección Ciutat Vella (uso terciario vivienda turística) · Generalitat Valenciana, Comissió Territorial d'Urbanisme
15. 15. El TSJCV anula la decisión del Ayuntamiento de Valencia de suspender la tramitación de las licencias de cambio de uso para la implantación de viviendas turísticas · Consejo General del Poder Judicial, TSJ Comunidad Valenciana
16. 16. València multiplica por seis las órdenes de cierre de apartamentos turísticos ilegales y suspende 363 expedientes durante la moratoria · Ajuntament de València
17. 17. Las comunidades de vecinos tendrán la última palabra sobre los pisos turísticos a partir del jueves · Ministerio de Vivienda y Agenda Urbana
18. 18. Sentencia núm. 620/2026, Recurso 143/2025 (Real Decreto 1312/2024) · Tribunal Supremo, Sala Tercera (copy published by the Colegio de Registradores)
19. 19. Consejo de Ministros, 6 de octubre de 2026: referencia y resumen · La Moncloa
20. 20. Consultar zonas de mercado residencial tensionado · Ministerio de Vivienda y Agenda Urbana
21. 21. Community of Valencia (regional rules for hosts) · Airbnb Help Center
22. 22. Spanish Royal Decree 933/2021: Frequently Asked Questions · Airbnb Help Center
23. 23. Spanish Royal Decree 1312/2024: Frequently Asked Questions · Airbnb Help Center
24. 24. Areas where tax collection and remittance by Airbnb is available · Airbnb Help Center
25. 25. El Ayuntamiento acepta las competencias para sancionar con hasta 600.000 euros a viviendas turísticas ilegales · Valencia Plaza