Airbnb Rules in Alicante South 2026: What Property Owners Need to Know

The Airbnb and tourist rental market across Alicante South and the wider Valencian Community has changed significantly over the last two years.

If you own property in areas such as Ciudad Quesada, Orihuela Costa, Torrevieja, Guardamar or Pilar de la Horadada, you have probably already heard conflicting information online. Some people say Airbnb is being banned completely. Others say you no longer need a tourist licence if rentals are over 11 days.

The reality sits somewhere in the middle.

Tourist rentals are still legal in the Valencian Community, but the market is becoming more regulated, more controlled and far less flexible than it once was.

The Most Important Change: The 10 Day Rule

Under the updated Valencian regulations, the key distinction is now based on rental duration:

• 1 to 10 nights = tourist rental
• 11+ consecutive nights = seasonal or temporary rental

This distinction is now one of the most important factors affecting property investors across the Costa Blanca.

Properties rented for 10 days or fewer are generally considered tourist accommodation and require a valid tourist licence (VT number).

Properties rented for 11 consecutive days or more may fall under Spain’s seasonal rental legislation instead of tourist accommodation rules.

As a result, many owners are now moving away from traditional short stay Airbnb models and focusing more on:

• Digital nomad rentals
• Winter lets
• Mid term rentals
• Temporary relocation stays
• Remote worker accommodation

Is Airbnb Being Banned?

No, not in Alicante South.

However, restrictions are tightening throughout the Valencian Community, particularly in areas considered oversaturated.

Existing legal tourist licences remain valid and have become increasingly valuable because new licences are becoming harder to obtain in some municipalities.

Some town halls now have powers to:

• Limit new tourist licences
• Restrict tourist apartments in certain zones
• Pause new applications
• Apply stricter planning requirements

This means the old strategy of buying almost any apartment and immediately placing it on Airbnb is no longer as straightforward as it once was.

Existing Tourist Licences Are Becoming More Valuable

Properties that already have:

• A valid VT licence
• Correct registration
• Community approval where required

are becoming increasingly attractive to both investors and buyers.

In many cases, the licence itself now adds considerable value to the property, particularly in Costa Blanca South where demand for rental accommodation remains strong.

Apartments vs Villas

One of the biggest shifts in the market is the growing divide between apartments and detached villas.

Apartments

Apartments are becoming more difficult for tourist rental investment because communities of owners now have far greater control over tourist activity within residential buildings.

Many communities can now:

• Restrict tourist rentals
• Vote against new tourist use
• Impose additional conditions

This creates additional uncertainty for buyers purchasing apartments without an existing licence already in place.

Detached Villas

Detached villas are generally considered lower risk because they usually avoid many community related restrictions.

For this reason, villas with existing tourist licences continue to be some of the strongest performing rental investments in Alicante South.

Can You Advertise 11+ Night Rentals on Airbnb Without a Tourist Licence?

This is where one of the biggest legal grey areas in the market begins.

Under the current Valencian regulations, rentals of more than 11 consecutive nights may fall outside the standard tourist accommodation category applied to short stay holiday lets.

This has created a major shift in the market, with many owners now moving away from traditional weekly Airbnb rentals and focusing instead on:

• Monthly stays
• Digital nomad accommodation
• Winter rentals
• Seasonal lets

These properties are often being advertised on platforms such as Airbnb as medium stay or temporary accommodation rather than classic holiday rentals.

However, this remains one of the most debated areas of the current legislation.

While 11+ night stays may not require a traditional tourist licence if structured correctly, there is still ongoing discussion around how these properties should be advertised, marketed and contracted, particularly when listed on short term rental platforms.

The safest interpretation currently appears to be:

• Short stay holiday rentals of 1 to 10 nights require a tourist licence
• Longer seasonal rentals may fall outside tourist licence rules if structured correctly

The key factor is that the rental should genuinely function as temporary accommodation rather than disguised tourist accommodation.

Examples that are generally considered lower risk include:

• Remote work stays
• Temporary relocation
• Winter residence
• Study or professional placement

This is generally viewed as safer than advertising a property purely as a short term holiday apartment aimed at tourism.

Why Many Owners Are Switching Strategy

As regulations tighten, many investors are adapting their rental strategies.

Instead of focusing purely on weekend or weekly tourism, many owners are increasingly targeting:

• Digital nomads
• Remote workers
• Retirees staying for winter
• Medium term tenants
• International buyers relocating temporarily

For many landlords, this model can also provide:

• Lower turnover
• Reduced management costs
• Fewer neighbour complaints
• Longer occupancy periods
• Potentially lower regulatory risk

What Buyers Should Consider Before Purchasing

If you are buying property in Alicante South with rental income in mind, it is now more important than ever to check:

• Whether the property already has a tourist licence
• Whether the community permits tourist rentals
• Whether the area has local restrictions
• Whether the property suits short stay or mid term rental strategy
• Whether the intended use aligns with current regulations

The regulatory landscape is evolving quickly and interpretation can vary between municipalities.

Final Thoughts

The Costa Blanca South rental market remains active and profitable, but the landscape has changed significantly.

Tourist rentals are not banned, but regulation is increasing and compliance matters far more than before.

For many owners, the market is now moving towards a hybrid approach combining:

• Licensed tourist rentals
• Medium stay accommodation
• Digital nomad rentals
• Seasonal occupation

This is gradually replacing the traditional model of relying purely on high turnover weekly Airbnb rentals.

As always, professional legal and tax advice should be obtained before launching any rental activity or purchasing purely for investment purposes.

—

Shelley Scott
RIGHT PRICED REAL ESTATE
Costa Blanca Property Specialist