Spain · rental & property rules
Spanish rental law has moved four times in eighteen months, and most guides describe a version of it that has already lapsed. This is what applies right now, what is only proposed, and what quietly stopped applying. Each line is dated and each one is sourced.
A tenancy signed on or after 26 May 2023 updates by the INE's IRAV; an earlier one by the IPC, or whatever index the contract names. Which one governs is not a choice, and the two have pulled apart: IRAV has run near 2.5% while the IPC has been above 3.5%.
Only Catalunya has declared them: 140 municipalities in the first wave and more in the second, each declaration running three years and expiring by wave. Inside one, the rent you may ask is set by a reference index rather than by the market.
The Tribunal Supremo struck down the state's single rental registry for encroaching on regional powers, leaving the digital single window standing. So the long-let registry is gone and the short-let obligation is not: the autonomic register is the habilitation channel, and no platform may publish a holiday or seasonal let without its number.
Barcelona, Madrid, Málaga, València, Palma and Alicante each set their own, and three of the six changed in the first half of 2026. Moratoria hit new registrations rather than existing licences, but a change of ownership can forfeit the right. This is the fastest-moving line here and the one worth checking before you offer.
The state-backed ICO line guarantees part of the mortgage so a bank can lend up to the full price of a first home that will be the buyer's main residence. It is for buyers aged 35 or under (no age limit for families with children under 18) with net worth up to 150,000 euros, within each region's price and income caps. It cannot be combined with another public guarantee. The current terms apply from 19 June 2026 and the loan must be signed by 31 December 2027. The bank decides: the guarantee does not oblige it to lend.
Madrid's regional guarantee lets participating banks lend up to 100% of a first home bought as a main residence, for buyers under 40 who have lived in the region for the two years before applying, on homes up to 390,000 euros. The bank still decides whether to lend.
The Institut Valencià de Finances guarantees the part of the loan above 80% so participating banks can lend up to the full price of a first home bought as the main residence. It is for buyers aged up to 45 (no age limit in the municipalities affected by the DANA) who have lived in the Valencian Community for two continuous years, on homes up to 311,000 euros, with no income limit. The current window runs to 31 December 2026; its official dates are still to be confirmed. The bank still decides whether to lend.
The Junta de Andalucía guarantees 15% of the loan so participating banks can lend up to 95% of the price of a first home bought as the main residence. It is for buyers aged up to 40 who are currently registered in Andalusia and own no other home in Spain, on homes up to 295,240 euros (354,288 with an energy rating of A or B), with no income limit. Some sources put the financing at 100%; the official figure is 95%. The bank still decides whether to lend.
The Basque Government, through the Instituto Vasco de Finanzas, guarantees the part of the loan from 80% to 100% of the lower of the price and the valuation, so participating banks can lend the full amount. It is for buyers under 40 at application (every co-borrower) buying a first home, who have lived legally in the Basque Country for at least 2 of the last 5 years, with gross income up to 52,012.80 euros for one applicant or 89,164.80 for two, on homes up to 340,000 euros (the price with its financeable costs, taxes excluded). Applications are open until 31 October 2029 or until the fund is used up. It has run since September 2025; the exact start date is still to be confirmed. The bank still decides whether to lend.
The Region of Murcia, through the Icref, guarantees up to 20% of the loan so participating banks can lend up to the full price of a first home. It is for buyers aged 40 or under. The price cap reported is 220,000 euros (one source only: likely, to be confirmed), and the income limit of 6.5 times the IPREM is not checked by the calculator. Applications are open until 31 December 2026 or until the budget, raised on 10 September 2026, is used up. The Icref holds the list of participating banks: ask your bank. The bank still decides whether to lend.
The Catalan government, through the Institut Català de Finances, lends up to 20% of the price (50,000 euros at most) at 0% interest, alongside a bank mortgage, to buyers aged 18 to 40 who are registered in Catalonia and are buying a first home to live in, within an income limit of 6.5 times the IRSC that the calculator does not check. Nothing is repaid while the mortgage runs; after it, the loan is repaid over five years (a secondary source: to be confirmed). The home becomes protected housing (VPO) permanently: its resale price is capped and letting it needs authorisation. The calculator shows it as a separate figure, never added to the ICO guarantee. The bank still decides whether to lend.
The recast EPBD sets a renovation trajectory and minimum standards for non-residential stock. It contains no residential rental ban and no date by which an E, F or G home may not be let, whatever you may have read. Spain's transposition is what to watch.
The draft housing decree would cap a temporada contract at twelve months with a justified reason, put room lets on five-year terms, stop the room rents summing to more than the whole flat would let for, and extend contracts to 30 June 2028. It was pulled from the Consejo de Ministros agenda on 27 July for lack of support and has not been approved. Nothing in it applies yet, and it is here because it is the change most likely to move a room-by-room or seasonal yield.
Announced on 2 September 2026: the programme would reach buyers up to 50 (100% financing under 40, 95% from 40 to 45, 90% from 45 to 50) and raise the price cap to 425,000 euros. It applies only once the new bank agreements are signed, expected in the coming months. Until then the current terms govern, and the calculator does not apply it.
Promised on 28 January 2026 by the candidate for the Presidency of Aragon: a regional guarantee of 15% of the mortgage for buyers aged 18 to 39, so that a 5% deposit would do. It is a campaign announcement, not a law or a programme with a start date. Until one is published it applies to nothing, and the calculator uses the ICO guarantee alone in Aragon.
Announced in January 2025 and still not debated. It would not touch EU nationals, resident or not, and would not touch new-build, which is an IVA transaction. Twenty months of headlines, no bill.
RDL 8/2026 capped every annual update at 2% for 2026 and 2027, stressed zone or not, and extended contracts expiring before the end of 2027 by two years. The Congreso rejected its validation five weeks later and every provision ceased to have effect that day. If you were told your rent cannot rise more than 2%, that stopped being true on 28 April 2026.
An article is right on the day it is written and wrong from then on. This page is the same register the analyser reads: when a rule lapses it stops flagging on your numbers and it changes here, in the same edit. That is also why every line carries the date it was last checked rather than the date it was published.
Paste a listing and the lines that touch it are flagged on your own numbers, with the rate version and date attached.
Analyse a listingEstimate for orientation only - not tax, legal or financial advice. Figures are computed from versioned, dated reference rates and may be incomplete or out of date. Confirm with your gestor / asesor fiscal.