The landscape of holiday rentals in Andalusia has reached a turning point in 2025. For property owners and investors, the “wild west” era is over. The power has shifted toward two main authorities: the local town halls (ayuntamientos) and the communities of owners.
If you are looking to buy or rent out a property in the triangle between Málaga, Marbella, and the Guadalhorce valley, here is your essential information about the VFT laws Málaga in 2026
1. The “red zones”: Málaga and Manilva.
In a move to prioritize residential housing, these two municipalities have officially hit the “pause” button on new growth.
Málaga city and Manilva:
Both town halls have implemented a 3-year ban on new tourism licenses (running through 2028/2029). If a property does not already have its VFT (vivienda de fines turísticos) number, it cannot legally operate as a holiday rental.
The “license” premium:
Because no new licenses are being issued, properties that already possess a valid VFT number in Málaga city have become more valuable—their market value has spiked because they offer immediate, legal ROI that new projects cannot match.
The “orange zone”: the rest of the Costa del Sol (proceed with caution)
This zone covers the most popular stretches of the coast, including Torremolinos, Benalmádena, Mijas, Marbella, and Estepona. Here, the “orange light” is on because buying into a community requires extreme due diligence.
The 3-year ban on new licenses.
Under the 2025/2026 reforms to the ley de propiedad horizontal, a community of owners can vote to prohibit holiday rentals with a 60% majority.
The “existing license” protection.
This is the most important legal fact of 2025: The law is not retroactive. If a property already has a valid, registered VFT license, a new vote by the community cannot cancel or revoke that license. They can only prevent new licenses from being granted to other neighbors.
Special case – Fuengirola!
While Fuengirola sits in this zone, it has extra demands. Even if the community allows it, the town hall has strict technical requirements for apartments (such as independent access rules in many cases) that make new registrations more difficult than in neighboring towns.
Seamless logistics: the high-end guest experience.
Compliance doesn’t have to be a burden for the guest. In 2026, security reporting to the ses.hospedajes platform is mandatory, but we have removed the friction.
Automated check-in:
At Glaser Holiday Rentals, we don’t rely on manual paperwork or digital certificates from the owner. We use high-end, integrated software that automates the entire registration process.
Effortless arrival:
Our system allows guests to complete their legal registration and identity verification digitally before they arrive. This ensures that once they reach the property, they can start their holiday immediately. No queues, no clipboards—just a professional, tech-forward experience that satisfies the law while delighting the guest.
Navigating the 2026 rental market with confidence.
The shifting regulations in Málaga and across the Costa del Sol can feel overwhelming, but they also create unique opportunities for those who know where to look. Whether you are navigating a new municipal ban or protecting an existing license in a competitive community, the key is to prioritize professional compliance and high-end guest experiences.
At Glaser Holiday Rentals, we don’t just manage properties; we future-proof your investment. By combining local regulatory expertise with advanced automation, we ensure your home remains a high-yield asset in any zone—red, orange, or green.
Are you unsure if your property is fully compliant with the 2026 VFT laws?
Frequently Asked Questions about VFT laws Málaga 2026.
Can a community of owners cancel my existing VFT license?
No. If your property already holds a valid VFT license, a community vote to prohibit rentals cannot be applied retroactively to you. It only stops new licenses from being granted to other properties in the building.
Which towns have a total ban on new VFT licenses in 2026?
Málaga City and Manilva currently have a 3-year moratorium on new tourism licenses to manage housing situation and shortage of long term rental properties.
Is it safe to buy a rental apartment in Fuengirola or Marbella?
It is an “Orange Zone.” You must verify if the community has already voted against rentals. The safest investment is a property that already has its VFT license in place, as this right is legally protected.
How does Glaser Group handle guest registration under VFT laws?
We use high-end automation software that allows guests to register digitally before arrival. This ensures 100% legal compliance with the Ministry of the Interior while providing a seamless, “no-wait” check-in experience.
