Sí: Bliss firma un contrato de arrendamiento y paga renta fija mensual por tu piso en la Parte Vieja, Gros o Centro de San Sebastián, con rentas de 900 a 3.500 €/mes según barrio y tipología (un piso de 2 habitaciones ronda 1.300-2.000 €). Bliss tramita la habilitación de vivienda turística (Decreto 199/2013, REATE) en 4-8 semanas, sin coste, y gestiona la autorización de 3/5 de la comunidad que exige la LO 1/2025 en edificios plurifamiliares. Contrato mínimo 1 año.
The Owner's Problem in San Sebastian
San Sebastian has flats in Old or Gros that are worth a lot and that many owners do not know how to exploit. The regulations of the Basque Country are not the same as those of Communitat Valenciana or Cataluña, and that gives rise to doubt. The 199 / 2013 Decree, empowerment to the Basque Government, the REATE... an owner who has been unseaped by this can spend months without knowing if or cannot rent his apartment turistically.
La segunda preocupación frecuente es la de la comunidad de vecinos. San Sebastián tiene edificios de la Parte Vieja con 8-10 plantas de pisos residenciales. Introducir turistas en esos edificios puede generar conflictos, y los propietarios lo saben. La LO 1/2025, que desde abril de 2025 exige que 3/5 de la comunidad autorice el uso turístico en nuevas VUT, ha añadido una capa más de incertidumbre.
The third fear is that of temporality. August and Special Week are perfect weeks at Donostia, and the Film Festival in September guarantees another good season. But an owner who manages only fears months of lower demand and monthly variability.
The guaranteed rental resolves the three problems: Bliss processes his empowerment with the Basque Government, acts as a single tenant with the neighbor community and pays his rent every year, regardless of his or her monthly status.
3 steps to get your rent at San Sebastian
How much can I get for my place in San Sebastian?
| Typology | Barrio / Zone | Fixed monthly income |
|---|---|---|
| Apartment 1 hab | Old Party, Gros, Center | 900–1.400 € |
| Apartment 2 rooms | Old Party, Gros, Amara | 1.300–2.000 € |
| Apartment 3 rooms | Old Party, Center, Old | 1.800–2.800 € |
| Penthouse or floor with terrace | overlooking La Concha Bay | from 2.500 € |
| House or duplex | Old, Igeldo | 2.000–3.500 € |
2026 target ranges. Operating net income. Special figures after technical visit.
How to conduct a tourist housing license in the Basque Country
The Basque regulations of tourist housing are governed by Decree 199 / 2013 of 16 of April of Companies and Tourist Activities (BOPV). The procedure involves applying Building up Tourist Housing and Tourism Department of the Basque Government and get registration at REATE (Registry of Euskadi's Companies and Tourist Activities).
There are no general moratorium on new tourist housing in the Basque Country. The procedure is available throughout the Autonomous Community. The usual period after applying is from 4 to 8 weeks.
The single state registry that entered 1 July 2025 was annulled by the Supreme Court in May of 2026 and what demand the platforms today is the code of autonomous empowerment. And from April of 2025The Io 1 / 2025 requires that the owners community approve the tourist use by 3 / 5 of quotas for new VUT in families. Bliss verifies and manages both requirements.
In R2R model, Bliss takes full procedure at zero cost to the owner. As long as we have an enabling procedure, we can start with temporary rental (art. 3 Lau).
More information: How to get a tourist housing license out of the Basque Country.
Why the R2R contract's secure in San Sebastian
| Airbnb's own | Traditional Inquilino | Bliss Homes (R2R) | |
|---|---|---|---|
| Fixed monthly guaranteed income | No | Unpaid risk | Sí · día 1 cada mes |
| Operational management | You | Inquilino | Bliss takes up everything |
| VT Basque Country License (REATE) | That's what you do. | Not applicable | Free Bliss |
| Flow parking space / months | Your risk | Not applicable | Risk of Bliss |
| Interlocator to neighbor community | You | Inquilino | Bliss SL · 24 / 7 |
| Supply and maintenance | You | Inquilino | Bliss |
A real case: flat in Gros without exploded
Amaia, owner of a 3 flat rooms in the Gros neighborhood, had his rent with a tenant who left his flat at 2024. I didn't know if to conduct a tourist license or get back to the residential. Value agreed with Bliss: 2.100 € / month. 1 contract year with annual extension.
Bliss tramitó la habilitación ante el Gobierno Vasco, coordinó la autorización de la comunidad de vecinos (que aprobó con holgura al entender que Bliss sería el arrendatario único responsable) y equipó el piso con mobiliario de calidad adecuado al nivel de exigencia del turista donostiarra. En menos de seis semanas desde la firma, el piso estaba operativo.
Amaia charges 2.100 euro on 1 day of every month. The apartment operates with gastronomic tourists, film festival assistants and European partners visiting La Concha Bay.
Anonymous case. Archaeapic profile. Name changed for privacy.
We also operate in the north: Santander and Gijón
- Granted rental in Santander - la Pearl of Cantabrico
- Guaranteed rental in Gijón - capital of the Costa Verde
- A complete guide to rental guaranteed in Spain
- How the rent to rent model works step by step
FAQ about guaranteed rental in San Sebastian
How much will I get for an old place?
Un piso de 2 habitaciones en buen estado en la Parte Vieja o en Gros puede entrar en el rango de 1.300 a 2.000 €/mes de renta fija. El importe exacto depende de estado, planta y distribución. Te lo concretamos tras visita técnica.
How do we conduct a tourist licence in the Basque Country?
It is handled by means of an enabling of tourist housing with the Tourism Department of the Basque Government with registration with the REATE. The deadline is from 4 to 8 weeks. Bliss takes up the zero-cost procedure with R2R.
Do we have a leave moratorium in San Sebastian?
No. There are no general moratorium in the Basque Country and San Sebastian. The DIO 1 / 2025 (since April 2025) requires permission from 3 / 5 from the community for new VUT in family-run buildings. Bliss manages this requirement.
What kind of tourists come to San Sebastian?
Gourmet tourism (michelines, pines, Gastronomy festival), cultural tourism (Film Festival in September), surpassing at the Zurich and premium European tourism. The demand is sustained throughout the year.
Is there a real low season in San Sebastian?
The low season is less pronounced than at beach destinations. Gourmet tourism works all year round. The average year's employment exceeds 68%, sufficient for R2R to be viable with good income.
What if the neighborhood community doesn't approve?
La LO 1/2025 requiere 3/5 de la comunidad desde abril 2025. Bliss acompaña en este proceso — presentando la propuesta a la comunidad como arrendatario único responsable, lo que suele facilitar la aprobación. Si hay riesgo de rechazo, lo evaluamos antes de comprometer renta.
How long does the contract last?
Minimum 1 year with automatic year extension. Departure clause by sale (notice 60-90) and by family need.
Who pays for the supplies?
Bliss pays light, water, gas, internet, cleaning and regular maintenance. The owner pays IBI, community and insurance from the continent.
Can I sell the flat during the contract?
Yeah. Filling clause with notice of 60-90 days. Bliss has a right to tanting and if he doesn't exercise his right, free to sell.
How do I pay rent?
Retirement of capital at IRPF. No VAT and no free leave. Bliss applying monthly 19% retention if applicable.
Ask for your valuation for San Sebastian
Technical visit + financial proposal at 24-48 h. No commitment. No cost.