Catalan Housing Act 2026: rules for rentals, large owners, and stressed areas explained
11 June 2026
Good to know if you’re considering a property in Catalonia
On 1 January 2026, the new housing act in Catalonia came into force: Ley 11/2025, de 29 de diciembre, de medidas en materia de vivienda y urbanismo. The act fundamentally changes the rules for rentals, room rentals, large owners, and stressed areas. What does this mean if you own, want to buy, or want to rent out a property in Catalonia?
In this article, I explain what’s changing, why this act was introduced, and what the implications are for you as a buyer, landlord, or owner.
What’s changing?
The Catalan government wants to gain more control over rising rents, scarcity in popular regions, the misuse of temporary contracts, and large property portfolios that influence the market. Ley 11/2025 introduces a series of measures that affect both landlords and buyers. In doing so, Catalonia is leading the way in Spain — no other autonomous region has implemented comparable measures so broadly.
1. New rules for temporary rental contracts
The contrato de temporada (temporary rental) was often used as an alternative to tourist rentals or to circumvent regular rental rules. The new act puts an end to this and defines much more strictly what does and does not qualify as a temporary rental.
There are two categories:
- Seasonal stay (e.g. study, work project, medical treatment)
- Temporary stay without a main residence
Key provisions:
- The purpose of the temporary stay must be clearly stated in the contract.
- The tenant must prove the temporary reason (e.g. study enrolment, employment contract, medical certificate).
- All documentation must be deposited with Incasòl together with the security deposit.
- If the temporary reason is not demonstrated, the contract is automatically considered a regular residential rental.
- Upon renewal, the tenant must again demonstrate that the temporary circumstances still apply.
- A new contract with the same tenant for the same property is automatically considered a permanent residential rental, unless the temporary reason is proven again.
The act furthermore stipulates that a rental contract is considered permanent occupancy if no other purpose has been demonstrated in the register. In practice, this means: a poorly documented renewal can convert a temporary contract into an indefinite-term contract.
2. Rules for room rentals
For the first time, room rental contracts are established in law. The act introduces:
- Minimum habitability standards per person
- Maximum occupancy according to the cèdula d’habitabilitat
- Clear contract terms for communal spaces
Important new provision:
In a stressed area, the total sum of all room rents may not exceed the maximum rent that would apply to the property as a whole. Splitting a property into rooms to circumvent rent caps is therefore no longer possible.
The property remains legally a residential dwelling and falls under the regular rental rules, regardless of whether it is rented out per room.
3. Mandatory registration for large owners
You are classified as a large owner (gran tenedor) if you:
- Own 5 or more properties in a stressed area, or
- Own more than 10 properties in Catalonia, or
- Own more than 1,500 m² of residential space
Shared ownership and usufruct also count.
Obligations:
- Registration in the new Register of Large Property Owners
- Documentation requirement upon sale or transfer
- Additional obligations when renting out in stressed areas
Tax consequence: Since 27 June 2025, Catalonia has also applied an increased ITP rate (transfer tax) of 20% for purchases by large property owners and for the purchase of entire residential buildings. This is on top of the regular progressive ITP rates that apply in Catalonia:
| Portion of the purchase price | ITP rate |
|---|---|
| Up to €600,000 | 10% |
| €600.000 – €900.000 | 11% |
| €900.000 – €1.500.000 | 12% |
| Above €1,500,000 | 13% |
The combination of the registration requirement, rental restrictions, and the increased ITP rate makes it important for larger investors to have their position carefully assessed by a lawyer and a tax specialist.
4. Stressed areas on the Costa Brava
Catalonia is the first and so far only region in Spain to have deployed the instrument of zonas tensionadas (stressed areas) on a broad scale. In two phases — March and October 2024 — 271 municipalities were designated as a zona tensionada, including a large part of the Costa Brava.
Confirmed stressed areas on the Costa Brava include:
- Blanes
- Lloret de Mar
- Tossa de Mar
- Sant Feliu de Guíxols
- Palamós
- Calonge i Sant Antoni
- Castell-Platja d’Aro (Platja d’Aro)
- Palafrugell
- Begur
- L’Escala
- Roses
- Figueres
Stricter rules apply in these municipalities: rent caps (via Incasòl’s reference index system), additional protection for tenants, and restrictions for large owners.
By way of comparison: Andalusia (Costa del Sol) and the Comunidad Valenciana (Costa Blanca) have to date not designated any zonas tensionadas. Anyone investing or renting out in those regions is not subject to these specific restrictions for the time being — but the national housing act (Ley 12/2023) provides the framework, and other regions could follow at any time.
5. Expanded right of first refusal and buy-back (tanteig & retracte)
The Generalitat gains more situations in which it can purchase properties on a priority basis to increase the social housing stock.
New situations in which the government can exercise the right of first refusal or buy-back:
- The sale of a property in a stressed area owned by a large owner (legal entity)
- The allocation of properties through administrative or judicial auctions
Exceptions:
- New-build properties sold within one year of the issue of the cèdula d’habitabilitat
- Transactions within the same corporate or holding structure
Exception for private individuals: the Generalitat does not exercise the right of first refusal when the buyer:
- Is registered in the register for social housing
- The property qualifies as social housing
- Uses the property as a main residence for at least ten years
In the event of non-compliance, the government can still exercise the right of buy-back. All properties that the Generalitat acquires through these rights are permanently classified as social housing.
6. Penalties for violations
The new act strengthens the inspection system and gives inspectors more powers. Possible penalties are:
- Fines that can run into tens of thousands of euros, depending on the severity of the violation
- Mandatory rent reduction and repayment of overpaid rent
- Invalidation of temporary contracts that do not meet the new requirements
- Fines for unregistered large owners or incorrect information in the register
- Closure of rooms that do not meet habitability standards
If you own multiple properties:
If you own multiple properties:
- Possible registration requirement as a large owner
- Additional documentation upon sale
- Stricter rules in stressed areas
- Higher tax burden: the progressive ITP rate (10–13%) and the 20% rate for large owners
If you want to buy a property:
- More clarity about rental contracts — you know better what you’re buying
- Protection against unclear temporary rentals on the property you’re considering
- A more transparent market in stressed areas
- The government’s right of first refusal and buy-back may be relevant if you’re buying from a large owner
If you rent out a property:
- Stricter rules for temporary contracts — documentation is crucial
- Obligations regarding room rentals
- Rent caps in stressed areas via the Incasòl reference index
- These rules apply alongside the existing HUTG licence requirement for tourist rentals
Why this matters if you’re considering a property in Catalonia
Many international buyers look to Catalonia for a second home or investment. The combination of the new housing act, the progressive ITP rate, and stricter rental rules makes it important to be well informed.
Catalonia is the most strictly regulated region in Spain in this respect. That doesn’t make it any less attractive — on the contrary, it offers more certainty and transparency for serious buyers — but it does call for good preparation and professional guidance.
In closing
A home in Catalonia can be a wonderful investment — financially as well as personally. But the legal and tax side deserves attention. The new housing act, the progressive tax regime, and the stressed-area regulations make it all the more important to have clarity about your rights and obligations before you make a decision.
I’m not a legal or tax advisor — but I’ll make sure you find the right specialist who understands your situation. So that you make a choice that fits your life, your plans, and your future.
Disclaimer: This article is intended as general information and is based on the regulations as they apply in June 2026. I am not a legal or tax advisor. For personal advice about your situation, it’s wise to consult a recognised specialist. Legislation can change — always consult your lawyer or gestor for the current state of affairs.
Last updated: June 2026