Coast Compliance 2025: Your Guide to Spain’s New Tenerife Short-Term Rental Regulations

Tenerife, Canary Islands – One year after CoastVenture expanded its ZEC-authorised service portfolio into Legal & Tax Advisory and Business & Management Consultancy, a fresh stress-test has arrived: Spain’s nation-wide short-term-rental reform that took effect on 1 July 2025. Below, we outline the new regulations for the Canary Islands, explain what they mean, and show how our tailored services help owners and property managers comply with them.

The 4-Layer Registration Framework:

• Canary Islands Tourist Register (Registro General Turistico): The historic VV number issued by the Government of the Canary Islands (Gobierno de Canarias) still matters, and if not yet complete, a registration still needs to be done as a 1st step.
• Land Registry (Registro de propiedad): Every short-term rental property now needs to be registered in the Land Registry to obtain a Número de Registro de Alquiler (NRA). Without NRA, properties cannot be advertised on Airbnb, Booking and other short-term rental platforms. If the very first inscription in the Canary Islands Tourist Register was done after the 3rd of April 2025, a prior agreement of the Community of Owners (Comunidad de propietarios) will be required to obtain an NRA.
• Municipality (Ayuntamiento): The local municipality is now in charge of checking the compliance of short-term rental properties and requires various certifications and documentation (First-Occupancy Certificate, Technical Compliance and Electrical Installations Certificates, liability insurance, tax registration and others) Documentation is uploaded electronically and a different fee is being charged by each municipality.
• National Lodging System (Hospederija): All short-term rental properties must be registered on the platform of the Spanish Ministry of Interior and various guest data must be reported online within 24 h of arrival.

Why the NRA is a Tax Game-Changer

Since 2018, Airbnb, Booking.com and other platforms have had to file Form 179, reporting every booking and the income it generated to the Spanish Tax Agency. However, those reports did not always include a verified cadastral reference, so the Tax Agency could not always link the income to the exact owner. From 1 July 2025, every short-term rental listing must display the new NRA which is permanently matched to the property’s owner. This single change lets the Tax Agency match every euro from the platforms to the right property — and the right owner.

Commercial Impact of the New Regulations

Property management commissions likely to rise: With every booking now traceable via the NRA, property managers can no longer offset low fees with untaxed income. Added compliance work and full tax exposure will be priced in, so commission rates are expected to increase.

Accommodation prices likely to stabilise: Stricter checks and quicker delisting of non-compliant homes will reduce oversupply and limit price-dumping. Average nightly rates across the Canary Islands should settle at a healthier, more sustainable level.

CoastVenture × CoastFlat: Integrated Compliance, Seamless Earnings

CoastVenture’s advisory team and CoastFlat’s property management professionals deliver one Short-Term Rental Compliance Package. We handle all registrations, secure every certificate, and then run the day-to-day management needed to keep your income growing.

Summer 2025 promotion: Sign up for an all-in property management agreement with CoastFlat within summer 2025 and the compliance package is included at no extra cost.

Curious about how the process works or whether your property qualifies? Get in touch with us!

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