Marbella no tiene hoy —26-sep-2026— ni registro municipal de viviendas turísticas ni moratoria general: el anuncio de ambas medidas es del 19 de febrero de 2025 y sigue sin aprobación definitiva 19 meses después. El régimen aplicable sigue siendo el autonómico andaluz: Registro de Turismo de Andalucía (RTA), Decreto 31/2024 y SES.HOSPEDAJES. El 18 de septiembre de 2026 el Pleno aprobó el primer PGOM de Andalucía adaptado a la LISTA, pero la nota oficial no menciona vivienda turística ni cambio de uso: ese desarrollo queda para el futuro POU, todavía en tramitación. Quien ya tiene licencia sigue operando con normalidad; quien no la tiene puede solicitarla hoy bajo el régimen andaluz, sin la restricción municipal que se anunció pero que no ha llegado a aprobarse.
What happened in Marbella and since when
El 19 de febrero de 2025 la alcaldesa de Marbella, Ángeles Muñoz, presentó un estudio de la Universidad de Málaga con un dato que explica todo lo que ha venido después: de las viviendas dadas de alta como turísticas en el municipio, solo el 32 % se comercializaban realmente. 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 % son de particulares, el 98,7 % son inmuebles completos, y la rentabilidad por plaza en temporada alta se situaba en 241,9 €. A partir de ese estudio, el Ayuntamiento anunció dos medidas: un registro municipal de viviendas turísticas y una nueva ordenanza para limitar el cambio de uso de locales comerciales a vivienda turística, «con el objetivo de preservar la esencia de los barrios». Ninguna de las dos ha llegado a aprobarse: a día de hoy, 19 meses después del anuncio, siguen sin texto definitivo ni fecha de entrada en vigor. No es una novedad reciente que se esté tramitando con rapidez: es un anuncio que lleva año y medio parado.
Municipal and Tourism Registry of Andalucía: What's Each
It's best to avoid confusing three different and mixed searches. The Tourism register of Andalucía (RTA) It's autonomous, already exists and is required: any tourist housing in Marbella should be registered with it, and the registration code that it gives has to appear in all Airbnb, Booking and other channels. The Municipal registration of tourist housing That announced the Marbella City Council in February of 2025 would be an additional cape, characteristic of the municipality, designed specifically to check which houses given out of place are actually commercialised and to detect the gap between the 110.080 spaces registered and the 42.351 really active; today it doesn't exist, remains unapproved. And the NRUA, the single state registration number intended to unify the whole country, was annulled by the Supreme Court as 19 of May 2026 (620 / 2026): a third national registry that has no relation to the Marbella town project beyond sharing the word "registration." None of the confusion between these three changes one thing: to operate today in Marbella, the only thing required is registration with RTA and compliance with Decree 31 / 2024.
What can you do if you have a license
Keep operating normally. Neither the February announcement of 2025 nor the PGOM approved 18 of September 2026 have introduced any new obligation for those who have already been registered with RTA and are complying with 31 / 2024 Decree. We run an apartment in Marbella under this same autonomous framework, and actual surveillance continues to come from the Junta de Andalucía, that checks high and cancels inscriptions that do not meet the requirements, but from the town council. That said, we have to follow up the conduct of the future Urbanistic Management Plan (POU): it's an instrument where, according to the official note of the GFY itself, what today are general guidelines of the plan will be developed at sector level and it's reasonable to expect that at some point - and not at the GFM already approved - the criterion of change of use that was announced at 2025 will appear.
What Can't Do Without A License, and The Legal Alternative
Without an approved town moratorium, a person with no license in Marbella can apply today under the Andalusian autonomous regime: a responsible statement, registration with the RTA and compliance with Decree 31 / 2024, as with any local town without additional local restrictions. What doesn't exist is the path that was announced at 2025 - a municipal registry plus a limit to the change of place use - simply because it's been refused. That does not mean that it will not be adopted: if the criterion will come to materialise in the future POU, it will have an impact mainly on high new jobs at commercial locations, not residential housing already intended for another use. For those who prefer to be free from this uncertainty, or cannot choose a tourist license for another reason, the seasonal rental - without a tourist license, regulated by the article 3.2 of the LAU - remains the legal alternative available at any point on the Costa del Sol.
Calendario 2026-2028
| Date | Done | State |
|---|---|---|
| 19-feb-2025 | VUT Municipal Registration Notice and Retirement of Use Orden, Based on UMA Study (32 % actual marketing) | Unapproved, 19 months later |
| Ago-2024 (data referred to) | RTA: 13.857 establecimientos y 110.080 plazas en Marbella, frente a 7.516 inmuebles / 42.351 plazas comercializadas | Research background |
| 19-may-2026 | STS 620/2026 anula el NRUA (registro único estatal) | Firme, with no relation to Marbella's town project |
| 18-sep-2026 | Marbella Plenum approves the first pGOM of Andalucía adapted to the list | Approved and does not care about tourist housing |
| No date | Future POU processing, where the criterion of change of use could be developed | Outstanding |
What we do at Bliss in Marbella
Gestionamos vivienda turística en Marbella bajo el régimen autonómico vigente: pricing dinámico, 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 —calculado después de descontar la comisión de la plataforma y la limpieza, no sobre el bruto de la reserva— y sin permanencia. Seguimos de cerca la tramitación del POU y del criterio de cambio de uso anunciado en 2025, porque decidirá qué se puede hacer con locales comerciales en el futuro, aunque hoy no afecte a ninguna vivienda ya operativa. Si tu vivienda está en Marbella o en otro punto de la Costa del Sol y no sabes si tu licencia sigue en regla, hacemos un estudio gratuito con los datos reales de tu vivienda. Más sobre cómo trabajamos en Tourist housing management in Marbellaor if you prefer a fixed income model instead of a variable commission, guaranteed rental in Marbella.
FAQ
Is there a local register of Marbella's tourist housing?
No. El Ayuntamiento lo anunció el 19 de febrero de 2025 junto con una ordenanza para limitar el cambio de uso de locales comerciales a vivienda turística, basándose en un estudio de la Universidad de Málaga que reveló que solo el 32 % de las viviendas dadas de alta se comercializan realmente. A 26 de septiembre de 2026, ninguna de las dos medidas ha entrado en vigor.
Is the local register the same as the Tourist Register of Andalucía (RTA)?
No, they're two different things. The RTA is autonomous and already exists: it's required to register with it to operate legally, and the registration code that you give should appear in all ads. The town register that Marbella announced would be an additional cape of the town hall, designed to control which houses have been actually released and have yet to be approved.
Do this have anything to do with NRUA's annulment by the Supreme Court?
No. The NRUA was a single state registry for all forms of tourist housing and was annulled by the Supreme Court by 19 of May 2026 (620 / 2026). The Marbella Municipal Registry is a different local project, that never came to be passed or activated, so its situation does not depend on that decision.
Do Marbella have a moratorium as Málaga capital?
No. Málaga capital suspended high new tourist housing in all its neighborhoods from 23's August 2025. Marbella today does not have an approved town moratorium: the regime to give up a tourist housing remains the autonomous Andalusian, without additional restriction of the town council.
What's the PGOM that Marbella approved 18 September 2026?
It's the first General Plan for Municipal Planning of Andalucía adapted to the list (Act of Instruments of Planning of the Territory and Urbanism of Andalucía), adopted by the Marbella Plenum. The official note focused on urban soil, affordable housing and mobility and did not mention tourist housing, local registration and change of use of premises: that detailed development would, if necessary, be put into place for the future urban planning plan (POU), still under way.
If I have a license in Marbella, do I have to do something about these commercials?
That's right. The best thing to do is to conduct the POU, because that's where the town council has stated that it will develop the criterion about changing the use and monitoring of tourist 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.