Vacation Rentals in Marbella: Data, Regulation and Market Reality in 2026

The debate around vacation rentals in Spain continues to gain momentum, especially in key destinations such as Marbella, where tourism is one of the main economic drivers.

In this context, Jesús García Ahumada, CEO of Banus Rentals and Marbella delegate of the AVVA PRO board, has analysed the current state of the sector, its evolution, and the main challenges it faces in an interview with RTV Marbella.

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A growing sector: record figures in 2025

Far from slowing down, the vacation rental sector closed 2025 with record-breaking figures in Andalusia, particularly in terms of revenue.

In the province of Málaga, this type of accommodation already represents around 60% of the total lodging supply, with approximately 460,000 beds. In addition, year-on-year growth stands at around 8%, confirming a clear trend: travellers are no longer just choosing destinations, but also the type of accommodation they prefer.

As Jesús García explains:

“It is clear evidence that tourism is the engine driving our regional economy.”

Marbella: between official records and market reality

In Marbella specifically, the data reveals a significant gap between the number of registered properties and those actually in operation.

While there are approximately 16,000 licensed tourist properties, the real number of active units is closer to 8,000 — roughly half.

This discrepancy is largely due to strategic decisions by property owners who, faced with regulatory uncertainty, have opted to secure a license without actively operating the asset.

Regulation: more control, but also more uncertainty

The regulatory framework has evolved significantly over the past two years, introducing new requirements at regional, national and local levels.

Key measures include:

• Mandatory approval from homeowners’ associations for new licenses
• Implementation of a compulsory national registry system managed by the Land Registry
• Increased regulatory authority for local councils

However, despite the intention to boost long-term rental supply, these measures have created a scenario of operational complexity and legal uncertainty for property owners and managers, without addressing the root cause behind these regulatory changes.

In the words of Jesús García:

“It has not solved the problem it intended to address, as decisions have been made based on narratives rather than data, often with political motivations. At the same time, it has created a significant administrative burden and considerable uncertainty for both property owners and local SMEs.”

The focus: professionalisation and tackling illegal supply

From within the sector, the position is clear: the solution is not to reduce supply, but to organise it.

Combating illegal rentals is a key priority for AVVA PRO, with the aim of ensuring quality, transparency and long-term sustainability.

“We are fully committed to tackling illegal supply and to professionalising the sector.”

A consolidated model with structural challenges

Vacation rentals respond to a real and growing market demand, particularly in destinations where hotel supply is limited or where travellers seek more flexible, private and personalised experiences.

In addition, factors such as the rise of rural tourism and the shift in travel habits following the pandemic have further strengthened the sector’s position.

Looking ahead, the key challenge will be to strike a balance between growth, regulation, sustainability and professionalisation, ensuring the sector is properly structured without hindering its development — while continuing to benefit from the significant economic and employment contribution that vacation rentals bring to Andalusia, and particularly to the Costa del Sol.