Why the Costa del Sol isn't a single block
Cuando se habla de «la normativa de Málaga» casi siempre se piensa en la moratoria de Málaga capital, aprobada por fases entre 2024 y 2026 hasta cerrar del todo la entrada de vivienda turística nueva. Pero la provincia tiene más de cien municipios, y cada ayuntamiento de la Costa del Sol regula por su cuenta dentro del marco autonómico común —el Decreto 31/2024 y el Decreto-ley 1/2025 de la Junta de Andalucía—. Eso significa que la situación de Marbella no es la de Fuengirola, y que un piso a quince minutos de otro puede estar en municipios con criterios completamente distintos. Antes de comprar o dar de alta una vivienda en la costa, hay que mirar la ordenanza del municipio concreto, no la provincia entera.
Marbella: Municipal registration on its way without moratorium today
Marbella currently does not have an approved municipal moratorium and the applicable regime remains the autonomous Andalusian. But the town council has been preparing for changes for some time: the mayor submitted a study from the University of Málaga that revealed that only the 32% of the houses that have been released from town are actually commercialised and announced a future Municipal registration of tourist housing and a new ordinance to restrict the shift from commercial space to tourist housing, "with the aim of preserving the essence of neighborhoods." Both measures have been adopted today: the new urban planning of the city, where they would be collected, remains under way.
El mismo estudio deja cifras que explican por qué el Ayuntamiento quiere más control: en agosto de 2024 el Registro de Turismo de Andalucía recogía 13.857 establecimientos y 110.080 plazas en Marbella, pero la oferta realmente comercializada —según el INE y datos agregados de la Costa del Sol— era de 7.516 inmuebles y 42.351 plazas. El 79,2% de las viviendas son de particulares y el 98,7% de la oferta son inmuebles completos, con una rentabilidad por plaza de 241,9€ en temporada alta. Gestionamos un apartamento en Marbella bajo este mismo marco autonómico, sin que la ausencia de moratoria municipal signifique ausencia de control: la Junta de Andalucía sigue revisando altas y cancelando inscripciones que no cumplen los requisitos. El análisis actualizado, con el PGOM aprobado el 18 de septiembre de 2026, está en Marbella town register.
Estepona: without confirmed moratorium
We have not found a specific town ordinance that suspends the new high schools at Estepona. A real estate portal in the area puts Estepona among municipalities where at 2026 it was still possible to apply for a new license without a moratorium but it's a commercial, non-official source, so we treated it as indicative and not as confirmed. Before buying with the idea of exploiting the place as a tourist, we should consult the local order directly with Estepona.
Fuengirola: Municipal diagnosis of 30% growth
Fuengirola es uno de los municipios donde la presión de la vivienda turística sobre el mercado residencial es más visible: la oferta ha crecido un 30% desde 2020 y hoy supera el 65% de las plazas turísticas del municipio, con cerca de 28.000 plazas repartidas en más de 5.500 pisos de alquiler vacacional, según un diagnóstico encargado por el propio Ayuntamiento. A partir de ese estudio, el consistorio ha planteado limitar la inscripción de nuevas viviendas turísticas en el Registro de Turismo de Andalucía, aunque a día de hoy no hay una moratoria aprobada: la medida sigue en fase de estudio, no de norma en vigor.
Mijas and Benalmádena: currently undergoing diagnosis
Mijas and Benalmádena are, according to local press, making their own diagnosis of the situation, in line with what have been done by Fuengirola or Marbella. We have found no moratorium adopted in either of the municipalities. A real estate aggregator points out that Mijas would have begun to impose conditions to issue new licences but we have been unable to confirm with a local or official source, so we have noted as an outstanding check. At Benalmádena, the high concentration of tourist housing has been leading to a strengthening of inspections and this will have to do with a suspension of new high jobs.
Torremolinos: without general moratorium, plan "Living Torremolinos" under way
Torremolinos currently has a moratorium as well as that of Málaga capital: according to the current town order, the declaration responsible remains the normal way to release a tourist housing. The town council does conduct the "Vivir Torremolinos" plan, which aims to review every five years the licences and statements that are responsible for tourism use and to apply an industrial waste rate to tourist housing. At 2024 the Consistory had also announced that it would restrict the use of tourism in housing without access and independent supplies. We have been unable to confirm whether this concrete measure follows the same status at 2026, so we should check it before we leave or buy a housing in the municipality.
Nerja and the Axarquía: the town with more VUT of the region
Nerja es, with 1.476 registered tourist housing (Tourist register of Andalucía, open data, check 27-09-2026), the town with the most tourist housing of the Axarquía, the region to which it belongs. A zoning regulation has been put forward in this area that would restrict the tourist housing to the 20% of total housing and to the 20% of the residential area by building. We have been unable to confirm whether that proposal currently affects Nerja or only other municipalities of the Axarchy at a different stage of processing, so the right thing to do is to consult the town order of Nerja before giving anything up.
Abstract: municipality to municipality
| Municipality | Situation at 2026 | Source |
|---|---|---|
| Marbella | No town moratorium. Municipal register of VUT and order of advertised, unapproved premises. | Marbella City Council |
| Estepona | No confirmed moratorium. Consult local order currently in place. | Commercial, non-official |
| Fuengirola | No moratorium adopted. Municipal diagnosis currently under way after an increase of 30% from 2020. | Málaga Today |
| Mijas | No confirmed moratorium. Possible conditions for new high, unconfirmed with official source. | Málaga Hoy / commercial source |
| Benalmatena | No confirmed moratorium. Municipal diagnosis and improved inspections. | Málaga Today |
| Torremolinos | No general moratorium. Torremolinos Living Plan under processing. | Málaga Hoy / Diario Sur |
| Nerja | No confirmed town moratorium. Possible top of 20% at Axarchy level, Unconfirmed application to Nerja. | Málaga Today |
What we do at Bliss at the Costa del Sol
Gestionamos vivienda turística en la Costa del Sol —hoy un apartamento en Marbella y otra vivienda en Málaga capital— y seguimos de cerca cómo cambia la normativa municipio a municipio, porque decide qué se puede hacer con cada vivienda y qué no. El servicio es el mismo en toda la zona: pricing dinámico con PriceLabs, distribución en Airbnb, Booking, VRBO y nuestro canal directo Tudesvío, check-in digital, limpieza profesional y atención al huésped 24/7, por el 17% + IVA sobre lo que ingresa el propietario —sobre el neto, no sobre el bruto de la reserva— y sin permanencia. Con datos oficiales de lo que mueve la rentabilidad en la zona: how much a tourist apartment wins on the Costa del Sol.
If you have a house in Marbella, Estepona, Fuengirola, Mijas, Benalmádena, Torremolinos or Nerja and you are unclear if your license remains valid or if you have been more paid for season rental, we do a free studio with real data before giving you a figure. More Tourist housing management in Málagaor local information sheets Marbella, Estepona, Fuengirola, Mijas Costa, Benalmatena and Torremolinos.
FAQ
Is there a unique moratorium for the whole Costa del Sol?
No. Solo Málaga capital tiene aprobada una moratoria total, por fases entre 2024 y 2026. El resto de municipios de la Costa del Sol regula por su cuenta dentro del marco autonómico andaluz, y varios están en fase de diagnóstico sin moratoria aprobada todavía.
Can I get a VUT license in Marbella right now?
With the current autonomous regime, yes: Marbella currently does not have an approved local moratorium. The town council has announced a future town register of tourist housing and an ordinance that would restrict the use of tourism in commercial locations, but neither of them have entered into force.
Why is Fuengirola studying limiting licences?
Porque la vivienda turística ha crecido un 30% desde 2020 y hoy supera el 65% de las plazas turísticas del municipio, según un diagnóstico encargado por el propio Ayuntamiento. A partir de ahí se ha planteado limitar la inscripción de viviendas nuevas en el Registro de Turismo de Andalucía, aunque todavía no hay una norma en vigor.
Do Torremolinos have the same moratorium as Málaga capital?
No. Torremolinos currently does not have a general moratorium: the responsible declaration remains the normal path as per the local order. The town council does conduct the Vivir Torremolinos plan with regular revisions of existing licences.
My house's in a town of the Costa del Sol that you don't have on this list, what do I do?
Check directly with the Municipal Order and, if you have questions, with the Tourism Delegation of the Junta de Andalucía. With professional management, we conduct that check as part of the initial study before we leave any housing.
Do we talk about your place?
We give you an estimate with information about real housing that we already manage, not an invented number. Free and free.