Sin servicios tipo hotel, el alquiler turístico está exento de IVA; si prestas atención continuada, limpieza durante la estancia o lavandería, pasa a tributar al 10%, no al 21% como mucha gente asume. En IRPF, sin servicios hoteleros tributa como capital inmobiliario en la base general (marginal hasta el 47%) y no tiene la reducción del 50%/60% del alquiler habitual. Desde el 1 de julio de 2028, la Directiva UE 2025/516 impone IVA a todos los alquileres de hasta 30 noches.
For the professional investor, taxation is not an financial year-end procedure: it's a variable of underwriting. Two identical assets - same gross income, same occupation - yield differently in hand as they tax. And the tax rating of tourist rental is surrounded by myths: that "they always carry 21% VAT" (false), that "they always care about society" (depends), that "the contract decides the tax figure" (they decide the facts). That article removes these myths with the current norm and translates every concept into the figure that affects your return.
The rule that commands everything else is simple: the taxation of rental of tourism is decided by the services that you lend, and not by the autoeconomic label of the assets (VUT, VV, HUT, AT). That border - whether or not to provide dedicated hotel services - lays down VAT, lays down an IRPF and conditions if a company makes sense. Let's start with her.
VAT: border of "hotel-type services"
The rental of housing tourism is by default, VAT free. When an operator simply delivers his keys and cleanes at entrance and exit, Finance equates operation to rental of housing and no VAT (Tax Agency, 2025).
Things change if you lend hotel industry's own services during stay. Then the operation goes to tax VAT 10% as an accommodation establishment - the same reduced type as a hotel - No to 21% que mucha gente asume por error (Agencia Tributaria, 2025). Qué cuenta y qué no:
If these are hotel-type services (→ VAT 10%)
Reception and care of permanent or continuous customers and regular cleaning of accommodation during The stay, regular change of bed and bathroom, laundry, luggage care, press, meals and other similar to those of a hotel.
They are not hotel type services (→ exempt)
Cleaning and changing of clothing only at entrance and exit, delivery of keys and checks and maintenance of common areas and repairs and timely technical assistance. None of this, by itself, gets you out of the exemption.
The list of "extras" services that shoot the 10% is defined by the Administration but isn't closed: the key is if there's a guest care continued That's equal to the hotel. For the investor, this has a double-edged reading. To leave the exemption requires an impact of 10% to the guest, yes - but also enabling the deduction of VAT supported Reforms, Furniture, Supply and Services. In an asset with high CAPEX (a conversion, a building with complete reforms), this deduction can make up for the costs of managing VAT.
The change from 2028: Exemption has expiry date
The frame you just read isn't permanent. The Directiva (UE) 2025/516, de 11 de marzo de 2025 ("VAT in the digital age") from 1 July 2028, accommodation up to 30 nights to the same person will stay VAT-dependent regardless of whether or not hotel services are providedas they have a role similar to that of the hotel sector (EU directive 2025 / 516; BDO, 2025).
The directive also strengthens the collection role of platforms: unless the host provides them with their VAT number and declares that they will have an impact on their tax, VAT collection will be made by the platform itself. For the investor that's making numbers to 5-7 years (the typical horizon of a tourist asset), this isn't a footnote: it's a structural cost change that should be incorporated into the financial model today, no en 2028.
IRPF: capital and economic activity performance
At the headquarters of IRPF, the same border of services decides how the individual tax:
- No hotel services → Retirement of capital. It's integrated into the general base and tributes by the sections of the IRPF (marginal that arrives at 47% in most territories). Important: No applying the 50% / 60% reduction from rental of habitual housing (Tax Agency, 2025).
- with hotel services or with professional management of means → economic activity performancewith their own rules of deductible expenditure and formal obligations.
The details of the reduction matter more than it looks. A great number of local owners assume that their tourist rental enjoys the discount of their residential area and that's not true. The net performance of the tourist tax complete at the general level. What you can give up are deductible costs (financial interest, IBI, community, supplies, amortization, repairs, management commissions and channels) and their apportions for the days of activity damage.
Society vs. Natural Person: When the line crosses
The question that every investor asks as his portfolio grows: did an SL amount? The basic arithmetic challenges the progressive type of IRPF (up to 47% marginal) with the fixed rate of Company Tax. Types of IS for 2025 (Tax Agency, 2025):
| Type of entity | Type IS 2025 |
|---|---|
| General | 25% |
| Reduced dimension (figure of businesses < 10 M €) | 24% (transitorio 2025; baja hasta 20%) |
| Microenterprise (< 1 M €) | 21% hasta 50.000 € · 22% el resto (transitorio 2025) |
| New creation entity (first positive-based exercises) | 15% |
Source: Tax Agency, 2025. Natural person: general base IRPF, marginal up to 47% by territory.
As a practice rule, from an annual profit 50.000-60.000 € the company usually starts to compensate - but with three conditions that the new investor ignores:
1. Social and economic activity
If the SL is a mere housing holder with no activity, it is considered equity and lose significant fiscal benefits. The commercial conduct of tourism helps to sustain economic activity.
2. Double taxation at share
The benefits tax first at the SL (IS) and again by bringing them as dividend at the partner's IRPF. The real advantage appears when you re-invest, and not when you consume all the benefits every year.
3. Structure costs
Constitution, accounting, annual accounts and advice: The SL has an annual fixed cost. Below some volume, that cost eats the difference of type.
It's a decision to model case by case, not by defect. We have been deeply focused on details - including the requirement of person employed and the difference between property and activity SL - and S.S.O. or economic activity for tourist rental.
Non-residents: IRNR and its two types
The non-resident foreign investor does not tax by IRPF but by Non-Resident Income Tax (IRNR)with a difference that weighs at the net:
- Residents in the EU, Iceland, Norway and Liechtenstein: 19% about performance net (may deduct costs) (Tax Agency, 2025).
- Non-residents: 24% about income Gross, without Retirement of expenditure.
To this we have been charged rent for the days that the property isn't rented. For a fund or family office with partners outside the EU, that inability to deduct expenditure on a gross basis can change the investment thesis completely - another reason to solve the structure before signing. We have developed this in the guide to non-resident foreign investor in tourist housing.
The cascade of euro: how much the net changes according to fiscal figure
Here's the reading that really matters to assign capital. We have a resort with Annual gross income 40.000 € and we come down to gain by hand according to three fiscal ratings. The figures for operational expenditure are illustrative (sectorally estimated) and as shown by the table how fiscal figure moves final result.
| Concept | Natural person No service |
Ltd activity economic |
Non-resident outside EU |
|---|---|---|---|
| Annual gross income | 40.000 € | 40.000 € | 40.000 € |
| − Commission channel (OTA 15-18% / Tudesvío 10%) | −5.200 € | −5.200 € | −5.200 € |
| − Cleaning and laundry | −4.000 € | −4.000 € | −4.000 € |
| − IBI, community, supplies, insurance | −3.500 € | −3.500 € | −3.500 € |
| − Professional management | −4.800 € | −4.800 € | −4.800 € |
| − CAPEX / gaps / maintenance | −2.500 € | −2.500 € | −2.500 € |
| = Retirement before tax | 20.000 € | 20.000 € | — |
| Tax base | 20.000 € (general) | 20.000 € | 40.000 € (gross, free) |
| Tax | ☐ − 5.200 € (IRPF) | − 5.000 € (IS 25%) | − 9.600 € (RNR 24% s / gross) |
| = Neto in hand | ≈ 14.800 € | 15.000 € (at SL) | ≈ 10.400 € |
Ejemplo ilustrativo. Gastos operativos = estimación sectorial; tipos fiscales = Agencia Tributaria, 2025. El neto de la SL no contempla aún la tributación del dividendo al socio. El caso «no residente UE» tributaría al 19% sobre neto, próximo al de persona física.
Three investor's readings. First: non-resident outside the EU lose about a third of net versus resident, simply because they are unable to deduct costs - not from assets but from architecture. Second: The difference IRPF vs IS here is small because the gain is modest and multiplies the portfolio and the SL. The third and most controlling: every euro of carcase commission you cut goes straight to the net, before tax. That's why the direct channel weighs so much on his thesis.
The Wedge Bliss: fiscal transparency and channel that protects the net
Taxes are not set by the manager - by law - but they do change how much of your gross gets to the net you tax. That's where a management that cuts carcase commissions and teaches you complete cascade before To sign the difference with respect to the round "gross ield" that the ads sell.
| Criterion | Bliss Homes | Opaque / fixed canon |
|---|---|---|
| EUR cascade (gross → net tax) | Yes, with source by figure | Unbroken round gross Yield |
| Direct Channel Commission | Tudesvío 10% (vs 15-18% OTAs) | OTA Unit or Unpublished Commission |
| Retirement model | R2R and distribution ground that capture upside | Fixed canon with performance ceiling |
| VAT / IRPF ratings by actual service | It models before buying | Uncover with first exercise |
| Reporting monthly with real net | Owner detailed statements | Optional or annual clearance |
About actual data: Bliss manages his portfolio with a mean occupation of 87% and income above market average (internal data Bliss), supported by dynamic training and by direct channel Tudesvío to commission 10% - not free but under 15-18% from OTAs. The more the carcase commission goes down, the more the raw that gets to the base that you tax and the more the net in hand.
To fit the fiscal piece with the rest of the analysis, read as well AT vs. VUT: what figure suits your building - where asset categorisation changes deductible VAT and puts the right tax rates into the model of Due diligence pre-signing of the tourist floor. If what you value is a bigger asset, the fiscal block will be integrated into the tourism investment and, for complete buildings, at our Buildings.
FAQ
Do you have an VAT rental?
Depends on service. If you only give the keys and cleanes at entrance and exit, the operation is equal to rental and VAT free. If you are offering your own services from the hotel industry (reception, regular cleaning during your stay, change of regular clothing, etc.), you have to tax the VAT 10% as a lodging establishment, and not the 21% (Tax Agency, 2025).
What's hotel service for VAT purposes?
They are the services that the Tax Agency considers to be typical of the hotel industry provided during the stay: regular reception and care to the client, regular cleaning of the accommodation, regular change of bed and bathroom and similar services (laundry, luggage care, meals). Cleaning and changing of clothing only at entrance and exit do NOT count as a hotel service (Tax Agency, 2025).
What changes at 2028?
La Directiva (UE) 2025/516, de 11 de marzo de 2025, sujeta a IVA a partir del 1 de julio de 2028 los alojamientos de corta duración (hasta 30 noches a una misma persona) con independencia de que prestes o no servicios hoteleros, por considerar que cumplen una función similar a la del sector hotelero. Además, refuerza el papel recaudador de las plataformas digitales. La exención de IVA del alquiler turístico sin servicios tiene, por tanto, fecha de caducidad (Directiva UE 2025/516, BDO, 2025).
How does IRPF tax a person's tourist rental?
If you rent without hotel services, the performance is from real estate capital and they are integrated into the IRPF's general base, tributing for tax instalments (marginal up to 47% in most territories), with no right to reduce the 50% or 60% applying to rental of habitual housing. If you provide hotel services and / or order means professionally, it becomes economic activity performance (Tax Agency, 2025).
When does it compensate to tax by society rather than as a natural person?
El tipo del IRPF es progresivo y puede llegar al 47% marginal, mientras que el Impuesto de Sociedades es del 25% general, 24% en reducida dimensión y 21/22% en microempresa (tipos transitorios 2025) (Agencia Tributaria, 2025). Como regla práctica, a partir de unos 50.000–60.000 € de beneficio anual la sociedad suele empezar a ser más eficiente, pero solo si la SL realiza actividad económica (no entidad patrimonial) y se internalizan los costes de constitución, contabilidad y la doble tributación al repartir dividendos. Es una decisión que conviene modelar caso a caso.
How does a non-resident owner tax?
A non-resident tax from the Non-Resident Income Tax (IRNR). Residents in the EU, Iceland, Norway and Liechtenstein apply the 19% on net performance and can deduct expenses and residents outside that area apply the 24% on gross income without deducting costs. Also there is an attribution of rent for the days that the housing isn't rented (Tax Agency, 2025).
¿Tengo que repercutir el IVA del 10% al huésped o lo asumo yo?
El IVA lo soporta el huésped: tú lo repercutes en la factura, lo recaudas y lo ingresas en Hacienda mediante el modelo 303. A cambio, al estar en régimen de IVA puedes deducirte el IVA soportado en reformas, mobiliario, suministros y servicios afectos. Por eso, en activos con CAPEX alto, la condición de actividad con servicios y deducción de IVA puede ser ventajosa pese a repercutir el 10%.
Who decides the tax rating, me or the IRS?
The Fairy as a matter of fact: what matters is what actual presas services and how activity is organised, not the contract label or the figure of autonomy (VUT, VV, HUT, AT). That's why taxation should be decided before we sign and designed with the production model and then it's expensive and sometimes impossible.
The model of taxation before signing and after
We computed VAT, IRPF / IS and euro cascade up to the net in the hands of your concrete operation with every figure attached to source. No round promise: numbers that endure due diligence.
That article was general information and did not have individualised fiscal advice. Before making decisions, contrast your case with a fiscal advisor and the current regulations of your autonomous community.