Buy-to-let in Andalucía: the rules that actually changed in 2026

The Junta de Andalucía's 2026 reforms to the Vivienda con Fines Turísticos (VFT) regime have been called everything from "the death of Airbnb" to "a much-needed reset". The truth, as usual, is more interesting than either headline.

What actually changed: (1) Communities of owners can now block new tourist licences in their building with a 3/5 majority vote. (2) Municipalities with saturated tourist markets (currently Málaga capital, Marbella centre, parts of Cádiz) can impose moratoriums. (3) Minimum quality standards have been tightened — air conditioning, dedicated WiFi, a 24-hour contact number.

What didn't change: rural properties, single-family homes, and properties outside saturated zones can still be licenced normally. Which is precisely where the smart money is moving.

The new arithmetic favours inland villages within 60–90 minutes of an airport: Genalguacil, Gaucín, Casares, Frigiliana, Cómpeta, Ronda's surrounding pueblos. Lower purchase prices, no licence moratorium, growing demand from slow-travel guests willing to pay €140–€220 a night for a properly restored stone home.

If you bought before the reform: licence values in restricted zones have gone up, not down. Hold. If you're buying now: go rural, go quiet, and price your renovation for the kind of guest who books for a week, not a weekend.