Restrictions on tourist licenses in Catalonia: what impact for owners?

New restrictions on tourist licenses in Catalonia are changing the rules for rental investment: a limit on the number of tourist accommodations per 100 inhabitants, fines for illegal tourist rentals, and new powers for co-ownerships. Knowing these changes is essential for future owners of apartments in Empuriabrava and other real estate investors in Roses, as well as on the rest of the Costa Brava.

Catalan restrictions on tourist licenses

On November 7, 2023, the Catalan Parliament adopted a decree-law redefining the rules for tourist rentals in Catalonia. This new regulation introduces a strict limitation: municipalities can only issue new HUTG (Habitatge d’Ús Turístic) licenses if they respect a maximum threshold of 10 tourist accommodations per 100 inhabitants. In municipalities exceeding this ratio, new license requests are frozen. In practice, this means that obtaining a HUTG number can be impossible in certain saturated areas of the Costa Brava.

As a result, existing licenses are gaining value, as their renewal is no longer automatic. The goal is to fight against overtourism and the shortage of primary residences.

The new regulatory framework: digital single window and regional licenses

Since July 1, 2025, Spain has imposed a new two-tier administrative framework: the national registration system and existing regional licenses.

The Ventanilla Única Digital de Arrendamientos (VUD)

The VUD is the new digital single window where all properties intended for tourist rental in Spain are registered. It generates the Rental Registration Number (NRA). Obtaining the NRA precedes any regional license procedure. Note that booking platforms are obliged to remove any listing within 48 hours that does not have a valid NRA.

The Catalan HUTG system

In Catalonia, the HUTG number is a mandatory license certifying that the accommodation meets the standards imposed by the Generalitat de Catalunya, including minimum surface area, safety equipment, and maximum capacity.

Impacted areas on the Costa Brava: are Empuriabrava and Roses affected?

The Catalan regulation, updated in February 2025, imposes local management by municipalities based on their actual situation. In Empuriabrava, while the heart of the marina is saturated, peripheral neighborhoods like Santa Margarita still have leeway. At Immo Center, an Empuriabrava real estate specialist, we identify properties in accessible areas and handle the entire administrative process.

Co-ownerships and tourist rentals: new decision-making powers

New powers established by a reform of the Horizontal Property Law forbid tourist rental by default in all co-ownerships. To legally operate, an owner must obtain express authorization from the community of neighbors, decided by a 3/5 majority vote.