Major Spanish tourism groups are pressing the government, autonomous communities, and town halls to enact clear, effective regulations against the proliferation of illegal tourist apartment listings. The aim is to curb what they describe as uncontrolled growth in homes used for short stays and to ensure a level playing field for legitimate operators.
With municipal, regional, and general elections on the horizon, and Spain preparing for the second half of its EU Council Presidency, these groups are signaling that decisive measures are needed. Their call focuses on tightening oversight of travel lodging and the platforms that market it, in order to reduce illegal supply and boost overall tourism quality and sustainability.
Exceltur, the lobby that unites the thirty largest companies in the sector, including major hotel chains such as Meliá, NH, Riu, Iberostar, and Palladium, leveraged the presentation of the Urbantur 2022 report on the competitiveness of Spanish cities to renew its push for stronger regulation. The organization argues for a comprehensive framework at the national level that complements regional, municipal, and community rules already in force but not consistently enforced. [Source: Urbantur 2022, Exceltur]
Gabriel Escarrer, CEO of Meliá and president of Exceltur, underscored the need to regulate the rapid expansion of tourist homes. He described the upcoming Spanish EU Presidency as a pivotal moment to advance this agenda and urged the government to approve a robust legal regime that aligns with regional and local enforcement. [Source: Exceltur press materials]
There is broad optimism within the tourism sector about a stronger governmental stance against illegal housing. The administration has signaled a firm commitment to European policies aimed at curbing unregistered listings and to strengthening Spain’s tourism brand, which officials say has suffered reputational harm. Rosana Morillo, the Minister of State for Tourism, spoke during the event to emphasize the administration’s support for coordinated efforts at the EU level. [Source: Official statements from the Ministry of Tourism]
pressure to regulate
Exceltur calls on the government to use the forthcoming Housing Law as a lever or to issue targeted decrees that establish a specific regime for touristic homes and their contracts. The proposed measures would impose duties on online platforms such as Airbnb, Booking.com, and Vrbo to curb illegal marketing and empower homeowner associations to address the phenomenon. A national framework is still under discussion, with the Secretary of State signaling openness to regional and local regulations yet to be finalized. [Source: Exceltur policy briefing]
Beyond national rules, the association urges Spain to lead EU discussions during its EU Presidency on a budding regulatory approach for tourist rentals. The goal is to secure a centralized EU standard that protects resident communities while preserving Spain’s status as a premier tourism destination. Jorge Schoenenberger, CEO of Viajes El Corte Inglés, reaffirmed the need for constructive leadership on European tourism policy. [Source: Industry statements]
The EU is considering a future framework that would extend transparency requirements to digital platforms and create a registry for property owners and rental listings. While agreement exists among the 27 members to move forward, ratification by the European Parliament remains pending. The government has committed to backing these community initiatives to curb illicit procurement and listing practices. [Source: EU regulatory discussions]
Industry leaders emphasize that a country with tourism as a major economic pillar should set the pace in managing this phenomenon. José Luque, managing director of the Fuerte Hotels group, pointed out that the problem is acute in some areas and requires proactive central government action and European collaboration. Municipalities and autonomous communities, he suggested, look to Madrid for guidance and support in shaping policy at higher levels. [Source: Industry remarks]
Exceltur has outlined a set of policy recommendations for municipalities ahead of the next electoral cycle. These include managing reception capacity with particular attention to preventing resident displacement or gentrification caused by the unchecked conversion of homes into tourist units and ensuring planning decisions align with sustainable growth. [Source: Exceltur policy brief]
During the event, the mayors of Madrid and Seville affirmed their willingness to curb the touristic housing supply. Seville’s mayor Antonio Muñoz stated the need for a balanced approach that addresses both state and local realities within a solid legal framework. Madrid’s mayor, José Luis Martínez-Almeida, urged national and European regulation to prevent platforms from promoting illegal listings and to uphold market integrity. [Source: City leadership remarks]
Madrid beats Barcelona in competitiveness
The Urbantur study, which employs 63 indicators across six areas, places Madrid ahead of Barcelona as the most competitive city for tourism in Spain. The comparison factors include leisure and business product appeal, urban environment quality, accessibility, governance, and overall economic and social performance. Other top contenders in the ranking include Valencia, San Sebastián, Seville, Palma de Mallorca, Malaga, Bilbao, Santiago de Compostela, and Las Palmas. [Source: Urbantur 2022]
Exceltur notes that progress toward a more integrated and transversal approach to tourism planning has been uneven in recent years. It also points out that political commitment to tourism waned during the pandemic, and many cities have yet to identify and forecast new challenges or sustain consistent spending on marketing and promotion. The report calls for a more coherent strategy across urban planning, tourism, and budget priorities to strengthen competitiveness and resilience. [Source: Urbantur 2022 analysis]