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Property for sale Gran Canaria

Year: 2025

modelo 400 canarias
May 16, 2025 Daniele Piccoli No Comments Fees and Taxation, Legislation/Laws, Model 400, vivienda vacacional

What is Model 400 in the Canary Islands and What is it for: Complete Guide 2025

The “Model 400” is a fundamental administrative document in the Canary Islands, used for various tax and legal procedures. This model is closely related to the Canarian tax system, which has peculiarities compared to the rest of Spain, thanks to the Canary Islands’ special economic and fiscal regime (REF – Régimen Económico y Fiscal de Canarias). In fact, the Canary Islands enjoy a differentiated tax regime, with specific taxes and regulations aimed at promoting the economic and social development of the archipelago.

What is the Model 400?

Form 400 is a tax declaration required for the registration, modification or termination of a business activity in the Canary Islands. It is mandatory for all natural or legal persons who intend to carry out a commercial, entrepreneurial, professional or artistic activity in the archipelago. It serves mainly for the purposes of the Canary Islands Indirect General Tax (IGIC), the equivalent of VAT in the rest of Spain, but with generally lower rates.

Features of the Model 400

The Model 400 is mainly used for:

  1. Registration of new businesses: Anyone who wants to start a business in the Canary Islands, such as running a “vivienda vacacional” (vacation home), must fill out this form to register with the Census of Entrepreneurs and Professionals.
  2. Changes in tax information: Changes in location, changes in business or any other tax-relevant changes require submission of an updated Form 400.
  3. Cessation of business: In case of cessation of business, Form 400 must be submitted to notify the Canary Islands Tax Agency of the closure.

The Canary Islands Indirect General Tax (IGIC).

A tax peculiarity of the Canary Islands is the IGIC, with an ordinary tax rate of 7 percent, which is lower than the VAT in the rest of Spain. The Form 400 is closely related to the IGIC, as it is essential for the correct identification of economic activity for the purposes of this tax.

What is the Model 400 for?

The Model 400 has several central functions for the fiscal and administrative management of economic activities in the Canary Islands:

1. Registration for tax purposes

The first function of Form 400 is to register an economic activity for tax purposes. For example, if you want to start a “vivienda vacacional” business for your apartment, you must submit this form to the Canary Islands Tax Agency.

2. Notification of changes to the activity

If the business undergoes changes, such as a change of address or corporate purpose, these must be reported via Form 400.

3. Cessation of business.

When a business is discontinued, Form 400 must be filed to avoid continuing to be subject to IGIC-related tax obligations.

4. Fulfillment of tax obligations

The Form 400 is essential for tax compliance in the Canary Islands. It ensures that the business operates in accordance with local tax regulations.

How to Apply for Model 400?

If you plan to start a “vivienda vacacional” (vacation rental) business with your apartment in the Canary Islands, Form 400 is an essential step. Completing it requires you to enter specific details related to your business, including:

  • Identifying data: Name, address, and tax identification number of the person or company.
  • Activity data: Description of the activity, sector it belongs to, and address of the activity.
  • Type of operations: Types of operations that will be carried out, especially in relation to IGIC.
  • Applicable tax regime: Details of the specific tax regime applicable to the activity.

To request the Form 400, contact our agency. We will assist you every step of the way to ensure proper filing and registration of your “vivienda vacacional” business, ensuring compliance with all tax and legal regulations.

Importance of Model 400

The Model 400 is fundamental to the proper functioning of the tax system in the Canary Islands. It ensures that tax authorities can monitor and manage economic activities, ensuring compliance with local regulations. In addition, the proper administration of the Form 400 avoids penalties and legal problems related to failure to declare or report tax data.

Conclusion

The Form 400 is an essential document for anyone who intends to start a business in the Canary Islands, including the activity of “vivienda vacacional.” It is used to register, modify or discontinue a business, ensuring the proper fulfillment of tax obligations, particularly in relation to the IGIC. For proper filing of Form 400 and to start your vacation home business, contact our agency. We will be happy to assist you every step of the way.

Daniele Piccoli +34 635632009 +39 3518711203

May 14, 2025 Daniele Piccoli No Comments Real Estate Agent, Short Term Rentals/Tourist Rentals

Explotación Turistica: What No One Tells You Before You Buy House in Gran Canaria

Investing in Gran Canaria is not always a bargain: beware of tourist traps.

TOURISM EXPLOTACIÒN: WHEN PRICE DOES NOT MAKE VALUE

The price not does the value

Continuous a receive reports by people which yes leave bewitch from prices Interesting, visa the market current, by apartments finely restructured located at complexes luxurious e taken care of in the zones best of south by Grand Canaria But.

…no one says them that they are buying a apartment in complex under explotaciòn turística!!

"Rogue" real estate agencies?

There are agencies real estate at South by Grand Canaria which not so if define clever o only ignoramuses!
Not can believe that in 2025, after well 30 years of explotaciòn turística On the island, still these agents real estate not any know the meaning… or do they pretend?

Ignorance is no longer an excuse

Not I can accept which people of genre continue at operate undisturbed on the island cheating unsuspecting investors which maybe have sweaty one life for put by part these money e now are fooled so…

But the consciousness these people ce have one?

Ignorance in these cases not è allowed!
There are of decrees law which regulate l’explotaciòn turística by decades e which by decades are updated e modified, e who works at sector real estate MUST know them!

Documents, laws and notaries

We want to talk about Ley de propiedad horizontal?
We want to list i documents which need for buy a property e which not you will have never when you will buy one room Of hotel?

E not give the blame to the notaries if still in 2025 are stipulated these sales:
the notary not has the obligation by ask you if you are sucker o intelligent, you ask by buy e him puts at act the procedure for Doing so… period!

What about the complicit lawyers?

E not rely a know-it-alls lawyers in cahoots with the agencies…
Ne I have hear many by agreements at shoulders of buyers for divide the loot which I could write a book!

How to recognize a hotel masquerading as an apartment

When these agents there bring a visit real estate new e glittering, with furnishings e furnishings clearly by hotel, at complexes with reception h24, sir of housekeeping with i carts, guys of animation e especially one nice license plate at view at the entrance main with one great H… possible which a doubt small small but right small not there comes which state looking at a hotel????

Watch out for "too good" prices

Not serves be experts agents real estate but have a minimum by spirit by remark e especially thinking:
why this nice apartment has a price lower at dive bars inner e by renovate which I have visited so far?
Mah Who knows… I’ll be status fortunate a meet this agent so kind e are clever a not pay almost 200.000 euro for one dive bar as those which I have visited so far!

The limit between dumb e cunning è very labile in this case…

The only one who gains is.

Very simple!
Buy a apartment of kind is equivalent a throwing i money from the window, at be fine, means which the only which there will gain è the owner which yes will le one nice cat by peel, but will be also the agent real estate which will celebrate the his nice commission thank you at chicken by shift.

The limitations of this type of investment

The agents real estate not there will say never the issues underlying at a investment of genre o for ignorance o for cunning, and è for this motif which not you must entrust i your money a anyone, but a professionals of sector which know follow you seriously e with transparency to the yours objective, helping you a realize it at best.

Why a property in explotación turística is a trap

But why a property under explotaciòn turística not è a good investment?

In first firstly because you are buying a room hotel a all the effects e obviously not you can put you the yours residence nor rent it by long term for I same reason.

Not you can however not even rent it for months o nights why there will think the company explotadora a do it for you… thanking you with a compensation monthly maximum of 400 euro, pocketing at least 10 times as much with home your own!

Here are the real numbers

In summary, when purchased a property of genre you are obligated a deliver the keys e the management at company internal which yes will occupy by locarlo at tourists a prices by their established, recognizing you a paltry amount fixed monthly.

Consider that a property of such costs 170.000 euro + taxes = about 190.000 euros.

La yours annuity by 400 euro x 12 months = 4.800 euro gross per year, at such as you will pay the taxes…
At end there will remain maybe the 2% yearly on the investment.

What if I want to resell?

Definitely there will be who says. “okay me goes good, better of banks.” But.if then I wanted to sell it a someday?

You should meet a chicken like you… difficult, but not impossible!

Beware of "hoax" gurus and luxury hotel showcases

After this explanation practice by what means buy a property at complex under explotaciòn turística, you I invite a look at yourself well from relying to agents real estate fuffa gurus who will try to win you over With:

  • the comfortable mattress which keeps the shape of your body for 10 years

  • the shower a overflow with walls made of granite illuminated

  • the view fantastic on the pool from a terrace furnished in rattan woven…

Of course, are rooms designed by multimillion-dollar chains hotels…
There would miss also that were miserable!

The truth: what a professional would propose to you

A professional not you would propose never of buy a property at a complex of such as this.

A professional not è “expensive” why you proposes real estate expensive by renovate at fourth plan without elevator at same price Of the hotel… but Because:

  • knows that restructuring it the your income will be very more higher

  • not you will lose the control of your property

  • you can take advantage of it when you want

  • you can resell it easily a a other investor

Contact me

If do you want deepen the topic, me are a available for a consultation free of charge in the my office o by phone.
I will I will explain in detail what e where buy a property on the island, without whether e without but.

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modello 210
May 3, 2025 Daniele Piccoli No Comments Legislation/Laws, Model 210

Form 210 in the Canary Islands: What is it and what is it for?

The Form 210 in the Canary Islands is an essential tax document for those with economic interests in the Canary Islands, especially if they are nonresidents. Although the Canary Islands are part of Spain, they enjoy a special tax status that makes them an attractive destination for investors and property owners. Understanding Form 210 and its use is essential to avoid legal problems and ensure proper tax management of one’s activities.

What is the Model 210?

Model 210 is a Spanish tax form used to declare and pay taxes on the income of nonresidents in Spain. Its main function is to allow tax authorities to collect taxes on income generated by individuals or legal entities that do not reside in Spain but generate income in the territory, including income generated in the Canary Islands.

Key features of the Model 210:

  • Recipients: Form 210 applies to all individuals and legal entities not resident in Spain who obtain income from sources located in the Canary Islands. This includes income from real estate, business activities, or investments.
  • Types of Income: This model covers various types of income, including rental income from real estate, capital gains from the sale of property, interest income, dividends, and other types of income from economic activities in the Canary Islands.
  • Frequency: The return may be filed quarterly or annually, depending on the type of income. For example, rental income generally requires quarterly reporting, while other forms of income may be reported annually.

What is the purpose of the Form 210?

Form 210 serves several purposes related to the tax management of income of nonresidents in the Canary Islands. Some of the main purposes include:

1. Payment of Taxes on the Income of Non-Residents

Form 210 is mainly used for the payment of taxes on income generated by nonresidents. Although the Canary Islands has a special tax status, it still follows Spanish tax law regarding the taxation of non-resident income. This means that anyone who earns income in the Canary Islands, while not a resident, is required to declare it and pay the relevant taxes.

For example, a foreign national who owns a house in the Canary Islands and rents it out during the year is required to declare rental income and pay corresponding taxes via Form 210.

2. Fiscal and Legal Compliance

Filing Form 210 correctly is essential to be in compliance with Spanish tax law. Failure to comply with tax return obligations can lead to financial and legal penalties. Submitting this form ensures that nonresidents comply with Spanish tax law, avoiding possible problems with theSpanish Tax Agency (Agencia Tributaria).

3. Management of Real Estate in the Canary Islands

A common case in which Form 210 is used is the management of real property. Nonresidents who own property in the Canary Islands must declare rental income obtained from such property or, in some cases, also deemed income from non-rented property. This form makes it possible to calculate and pay the corresponding tax on such income.

4. Declaration of Capital Gains

When a nonresident sells property in the Canary Islands, he or she is required to declare any capital gains obtained through Form 210. The capital gain is the difference between the sale price and the purchase price, and a tax is charged on this difference. It is important to declare these transactions correctly to avoid penalties and to obtain any refunds of overpaid taxes.

New 2024: Form 210 for non-residents changes

As of January 1, 2024, the Spanish Tax Agency has introduced important changes for those who, while not tax residents in Spain, own property in the country, including the Canary Islands, and receive income from tourist rentals. Form 210, used to declare such income, will be updated both in form and in the way it is filed.

Here’s what changes:

✅ Compulsory telematic submission 1.

Beginning in 2024, Form 210 can only be filed online, through theAgencia Tributaria website. The paper mode has also been eliminated for nonresidents without a tax representative. If you do not have a Spanish digital certificate, it is highly recommended to appoint a tax representative.

✅ Optional annual declaration for rental income 2.

The most significant change concerns the possibility of aggregating rental income and declaring it only once a year, instead of quarterly as was the case in the past.
This option is optional, but allowed only if:

  • All income comes from the same property;

  • They are of the same type (e.g., tourist rentals);

  • The same tax rate is applied.

Due date: January 1 to 20 of the following year (e.g., income 2024 → declaration by January 20, 2025).
If payment by bank debit is desired, the due date is advanced to January 15.

✅ 3. Automated checks with Airbnb, Booking, Vrbo, etc.

The Spanish Tax Agency has activated automatic checks with major tourism platforms. Portals such as Airbnb, Booking.com, Vrbo and the like will send data directly to the tax authorities on income received by owners.
If you do not submit Form 210, even for a few days of renting, the tax authorities will notice thanks to this cross-referenced data.
Failure to declare may result in penalties, even if the amount is minimal.

✅ 4. Deduction of expenses only if on time

EU residents (including Italians) can deduct expenses related to the property (maintenance, local taxes, portal fees, etc.), but only if the declaration is submitted on time.

Late submission means losing the right to these deductions, resulting in higher taxation on the gross.

Penalties for failure to file Form 210

Failure to file Form 210 or filing with inaccurate information may result in penalties from Spanish tax authorities. Penalties can vary depending on the severity of the offense, including fines, interest on late payments, and in some cases, additional legal action.

Summing up

Form 210 is an essential tool for the tax management of non-resident income in the Canary Islands. It is used to declare and pay taxes on various types of income generated in the territory, ensuring compliance with Spanish tax law. Whether you are dealing with real estate, business activities or investments, understanding and using Model 210 correctly is crucial to avoid tax and legal problems.

tassa turistica mogan gran canaria
April 23, 2025 Daniele Piccoli No Comments Fees and Taxation, Short Term Rentals/Tourist Rentals, vivienda vacacional

Tourist tax in Mogán, Gran Canaria: a guide for vacation rental owners and hosts 2025

How to manage the tax in 2025

As of March 27, 2025, new legislation has come into effect in the Municipality of Mogán (Gran Canaria) that introduces a tourist tax. This measure affects all accommodations in the area, including viviendas vacacionales (vacation homes) booked through online portals such as Airbnb, Booking.com and the like.

What is the name of this law?

The tax was introduced through the “Ordenanza Fiscal Reguladora de la Tasa por Estancia Turística en el Municipio de Mogán, “ approved by the municipality and published in the Boletín Oficial of the Province of Las Palmas. It is the first municipal tourist tax in Spain, making Mogán a pioneer municipality in the national panorama.

What is the purpose of the tax?

  • Fund public services and tourism infrastructure, including transportation, city cleaning, waste management and tourism promotion of the area.
  • Promote sustainable tourism by balancing the costs resulting from high tourist flow with the economic contribution of visitors.

The tax burdens not just the mere pernation, but the provision of public services and activities related to the sustainability of tourism in the area.

How is the tax calculated?

The share was determined after a study of the costs attributable to tourism action, which account for 44.75 percent of the total population (including tourists and seasonal workers).

  • Total estimated daily cost: €3,330.38
  • Divided by 21,575 average occupied seats: €0.15 per person/day

How is the tax collected?

The tax is collected directly by the hosts or managers of tourist facilities:

  • Can be included in the final price or requested separately upon arrival
  • It is recommended to inform the guest at the time of booking

Should a receipt be issued?

Yes. The operator must:

  • Record the amount collected
  • Give a receipt to the customer marked “tasa turística”
  • Retain data for possible audits

Where and when do you pay the tax?

  • Payment: to the Municipality of Mogán through the Oficina Virtual Tributaria de Gestiona Mogán
  • Deadlines: April 1-20 and October 1-20
  • Tool: standard self-assessment form

Penalties for non-payment

  • Recargo of 5% if late but before enforcement proceedings
  • Recargo of 10% or 20% if enforcement proceedings initiated
  • Criminal penalties in serious cases (embezzlement)

Other useful information

  • Fee is finalist: earmarked exclusively for tourism services
  • Variable amount: based on the number of tourists and expected costs
  • No benefits provided
  • More than 48,000 people use municipal services, 21,574 of them tourists

Conclusion

Mogán’s tourist tax aims to improve tourism management and reduce the deficit caused by tourism. It is an innovative, sustainable and necessary measure. To adapt now signi

ventanilla unica vivienda vacacional
April 17, 2025 Daniele Piccoli No Comments Legislation/Laws, Short Term Rentals/Tourist Rentals, vivienda vacacional

Ventanilla Única for Vivienda Vacacional: What It Is, What It’s For, and Why It’s Mandatory Since 2025

What is the Ventanilla Única Digital para Vivienda Vacacional?

The Ventanilla Única Digital para Vivienda Vacacional is a unified digital system, created by the Spanish Ministry of Housing andUrban Agenda (Ministerio de Vivienda y Agenda Urbana), to collect and centralize all information on short-term rentals, such as viviendas vacacionales, tourist rentals, and seasonal rentals.

It is not just a database: it is a tool that also actively involves Autonomous Communities, municipalities, online rental platforms (such as Airbnb, Booking, etc.) and Property Registries.

Why was it created?

The creation of the Ventanilla Única Digital para Vivienda Vacacional addresses several urgent needs:

  • Transparency in the tourism sector: with the rise of short rentals, it was becoming increasingly difficult to monitor how many houses were actually rented, under what conditions, and for what purposes. The platform brings order and visibility.
  • Controlling the impact on the housing market: in many cities and islands, excess vivienda vacacional has reduced housing supply for residents. Ventanilla allows for better mapping and balancing of the market.
  • Tax compliance: by centralizing data, it can be verified that tourism businesses are correctly declaring income, combating evasion.
  • Protection of consumers and quality standards: knowing which accommodations are registered and legal provides greater assurance to users and allows authorities to intervene where there is abuse or risk.
  • Response to the European Union: the platform responds to European Regulation 2024/1028, which requires member states to collect and share reliable data on tourist rentals.

What is it concretely for?

In practical terms, the Ventanilla Única has several functional goals:

  • Centralize information on all housing intended for short-term rental.
  • Assign a unique identification number to each property to officially distinguish it.
  • Enable authorities (local, regional and national) to monitor tourist rental activity.
  • Provide control tools to online platforms, which will be obliged to verify that every ad is registered.
  • Provide transparency to users by showing whether an accommodation is legally licensed.

A collaborative system

The Ventanilla Única does not work alone: it is the result of collaboration between different levels of government and actors:

  • The Ministry of Vivienda is the sponsoring agency.
  • Property Recorders assign registration numbers.
  • Autonomous Communities regulate local requirements.
  • Municipalities can integrate the data into their own urban planning system.
  • Digital platforms are required to use the official number in their ads.

When does it take effect?

Ventanilla Única has been active since 2025, with a transition period. The obligation to comply becomes effective July 1, 2025: from that date on, all tourist accommodations must be properly registered in order to operate legally.

Do you have a vivienda vacacional and want to register it?

If you need to register your vivienda vacacional in the Ventanilla Única or simply want to better understand if you are in compliance, contact us without obligation:

  • Spain: +34 635 632 009
  • Italy: +39 351 871 1203

We are located in Gran Canaria, at Calle Green 1, Salobre Golf, P.C. 35106, Maspalomas.
It is preferable to make an appointment before coming to the office, to ensure you get the right attention and personalized advice.

We follow you step by step: from initial consultation to full registration, with professionalism, discretion and local knowledge.
Save time, avoid mistakes and secure your business: let us take care of it.

licenza vivienda vacacional
April 17, 2025 Daniele Piccoli No Comments Legislation/Laws, Short Term Rentals/Tourist Rentals, vivienda vacacional

New Short Term Rentals Law 2025 in the Canary Islands – Viviendas Vacacionales: What Changes from July 1

🛑 Nuova Legge Affitti Brevi in Spagna 2025

Dal 1° luglio cambia tutto. Chi non si adegua è fuori.

Il mercato delle case vacanze in Spagna non sarà più lo stesso.
Dal 1° luglio 2025, entra ufficialmente in vigore la legge più rigida e strutturata mai applicata al settore degli affitti brevi.

Parliamo del Real Decreto 1312/2024, nato per attuare il Regolamento Europeo 2024/1028.
Una rivoluzione che tocca ogni proprietario di immobili destinati a soggiorni brevi o turistici.
Che tu sia residente o non residente, non ci sono eccezioni.
Chi affitta senza adeguarsi sarà cancellato dalle piattaforme e sanzionato.

🚨 I 3 pilastri della nuova legge: Ventanilla Única, Registro de Alquileres, SES HOSPEDAJES

📌 1. Registro Único de Alquileres

Tutti gli immobili affittati a breve termine devono essere iscritti al Registro Unico.
Al termine della registrazione, riceverai un codice identificativo obbligatorio da inserire in ogni annuncio (Booking, Airbnb, Vrbo, ecc.).

👉 Senza questo numero, l’annuncio è illegale.
👉 Le piattaforme sono obbligate a rimuoverlo automaticamente.

📌 2. Ventanilla Única Digital

Non è un portale dove entri tu.
È il sistema digitale nazionale creato dal Governo spagnolo per controllare e incrociare i dati in tempo reale.

Controlla tutto:

  • Se l’immobile è registrato
  • Chi affitta
  • Dove e quando
  • Se il codice è corretto
  • Se rispetti la normativa

Il tuo annuncio, la tua attività e i tuoi dati fiscali saranno costantemente monitorati e incrociati con i dati delle piattaforme.
Un errore = fuori dal mercato.

📌 3. SES HOSPEDAJES – Il Grande Dimenticato

Sai quanti proprietari non ne hanno mai sentito parlare?

Il SES HOSPEDAJES è il portale regionale (nelle Canarie e in altre comunità autonome) dove vanno registrati tutti gli ospiti entro 24 ore dall’arrivo.

Non farlo significa:

  • Violazione della normativa su pubblica sicurezza
  • Multa salata
  • Possibile blocco dell’attività

È come una scheda alloggiati spagnola, ma digitale, obbligatoria e controllata.
Se lo ignori, ti stai scavando la fossa da solo.

❗ Le sanzioni: ti conviene?

La nuova normativa non perdona.
Ecco cosa rischi:

  • 💣 Annuncio senza numero di registro ➝ da 3.000 a 30.000 €
  • 💣 Dati falsi ➝ fino a 150.000 €
  • 💣 Affitto abusivo ➝ fino a 300.000 €
  • 💣 Rimozione immediata degli annunci
  • 💣 Perdita del diritto legale ad affittare

E le piattaforme?
Sono ora alleate del governo. Segnalano e bloccano.

⚖️ La gestione dell’immobile dovrà cambiare

Basta con i metodi casalinghi.
Chi si affida ancora alla “signora delle pulizie che fa tutto” o all’amico del cugino, sta giocando col fuoco.

La gestione professionale da oggi significa:

  • Contabilità ordinata
  • Fatture di ogni spesa: pulizia, manutenzione, Booking, Airbnb, ecc.
  • Ricevute bancarie o POS
  • Fattura fiscale all’ospite il giorno del check-out
  • Archiviazione di ogni documento
  • Dichiarazioni trimestrali (Modello 420 – IGIC)
  • Dichiarazione annuale (Modello 210 – redditi da non residente)

E se un giorno arriva un’ispezione?

Chi mostra i documenti è al sicuro. Chi non li ha, paga.

🤦‍♂️ Il problema? I proprietari ancora pensano che…

  • “Basta la licenza”
  • “Ci penso più avanti”
  • “Non mi controllano, io affitto poco”
  • “La pulizia la fa mia sorella”

❌ No. Basta.
Il settore è cambiato. La legge è chiara.
O sei dentro, oppure sei fuori.

💡 Ma c’è una notizia buona: questa è un’occasione

Chi lavora bene, vince.
La concorrenza abusiva sarà spazzata via.
Chi resta sul mercato è chi è in regola.

Risultato?

  • Meno concorrenza
  • Più richieste
  • Prezzi migliori
  • Clienti più selezionati
  • Turismo stabile tutto l’anno (soprattutto alle Canarie)

Gli hotel?
Stanno abbassando i prezzi per competere… ma non ce la fanno.

  • Hanno costi fissi alti
  • Meno flessibilità
  • Servizi impersonali
  • Strutture vecchie

Il turista oggi sceglie l’appartamento:

✅ Più spazio
✅ Più comfort
✅ Più privacy
✅ Ideale per over 50 con soldi e tempo

📞 Come risolvere tutto questo senza impazzire?

Io mi occupo di tutto:
✔️ Registrazione immobile
✔️ Richiesta codice ufficiale
✔️ Gestione ospiti e SES HOSPEDAJES
✔️ Gestione contabilità, fatture e dichiarazioni
✔️ Tutela fiscale per non residenti
✔️ Aggiornamenti continui su nuove normative

📩 Scrivimi oggi stesso.
📞 Prenota una chiamata.
🔐 Riservatezza, precisione e risultati.

Chi si muove adesso, affitta senza pensieri.
Chi aspetta, sarà tagliato fuori.

DANIELE PICCOLI +34 635632009

nueva ley de propiedad horizontal 3 abril 2025
April 11, 2025 Daniele Piccoli No Comments Legislation/Laws, Short Term Rentals/Tourist Rentals, vivienda vacacional

New vacation home law 2025: condominium consent needed

The new law on short-term rentals: what changes from April 3, 2025

What is the Ley de Propiedad Horizontal?

The Ley de Propiedad Horizontal (LPH) is the Spanish legislation that regulates cohabitation in condominiums and multi-unit buildings. It establishes the rights and duties of owners, how common parts are managed, condominium expenses, and, increasingly in recent years, even theuse of properties for tourist rentals.

Amendment of April 3, 2025: what does the new law say?

On April 3, 2025, an important amendment to the LPH, Article 17.12, which directly affects short-term rentals, went into effect. The law states that:

  • In order to allocate an apartment for “vivienda vacacional” activity within a building under horizontal ownership (condominium), it will be necessary to obtain the consent of 60 percent of the owners, who also represent 60 percent of the condominium shares.
  • Without such a permit, the community may take legal action to stop the activity, with termination proceedings and possible penalties.

Is the law retroactive?

No, the law is NOT retroactive. This means that the vivienda vacacional licenses already in place will not be affected, as long as they comply with the municipal regulations and regulations in effect at the time of their activation. Those who already have a regular license will not have to worry unless there are serious violations or legitimate protests from the community.

Residential areas: most affected by the new law

The April 3 amendment will particularly affect residential areas, i.e., those zoned as “urban residential land” and not tourist land. This is a key point that many are ignoring-or worse, deliberately misrepresenting.

Areas that will be most adversely affected by the legislation include:

  • Las Palmas de Gran Canaria: Triana, Mesa y López, Siete Palmas and Arenales
  • Vecindario and El Doctoral
  • Telde, Arucas and Santa Brígida

Southern Gran Canaria, on the other hand, is for the most part classified as tourist land, and therefore not subject to this law. Areas such as Maspalomas, Playa del Inglés, Meloneras, Campo Internacional, Puerto Rico, Tauro, and Patalavaca are still considered the safest and most profitable for short-term rentals.

However, with utmost transparency, it is good to specify that some complexes in the south have changed from tourist land to residential over the years. This means that even in the south it is essential to check the zoning classification before buying.

Some healthy controversy: misinformation and psychological terrorism

Over the past few days I have read numerous posts from real estate agents and “professionals” who paint a doomsday scenario for the short rental market in Gran Canaria. Some claim, without distinction, that “the law will affect everyone” and that “no more renting will be possible.”

This kind of psychological terrorism is harmful. It is often used to frighten the inexperienced investor and then pose as an “expert” in order to get him or her to buy a property from which to make a commission.

The reality is another: the law only affects properties in residential buildings, on residential land, and does not (in most cases) affect the south of the island. To make people believe otherwise is unfair and counterproductive to the local economy.

Gran Canaria remains a highly profitable destination for tourist rentals, if one acts with knowledge, clear rules and serious professionals.

Advice for those who want to invest

  • ✅ Check the zoning classification of the land (residential or tourist)
  • ✅ Check the condominium bylaws and whether restrictions already exist
  • ✅ Request a zoning certification of the complex before signing
  • ✅ Turn to transparent professionals with real experience on the ground
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