If you rent out a property in Marbella on a short-term basis, there is a new legal requirement you need to know about. Since July 2025, all short-term rental properties in Spain must have an NRUA — a national registration number that must be displayed on every listing. Without it, platforms like Airbnb and Booking.com can remove your listing entirely.
This guide explains what the NRUA is, who needs one, how to get it, and what the annual reporting obligation means for you going forward.
What is the NRUA?
The NRUA (Número de Registro Único de Alquiler) is Spain's new national registration number for short-term and tourist rental properties. It was introduced under Royal Decree 1312/2024 and became mandatory from 1 July 2025.
The NRUA is issued through the Ventanilla Única Digital de Arrendamientos (VUDA) — Spain's centralised digital registration portal — and is linked to the national Land Registry. Once issued, your NRUA number must appear on all rental listings and advertising.
The NRUA is a national registration number. It is separate from — and in addition to — your regional VUT licence (Vivienda de Uso Turístico) issued by the Junta de Andalucía. You need both. One does not replace the other.
Who Needs an NRUA?
You need an NRUA if you rent out a property in Spain for short-term stays and market it through any online platform. This includes:
- Properties listed on Airbnb, Booking.com, VRBO or similar platforms
- Properties marketed through your own website or social media
- Properties managed by a rental management company on your behalf
- Entire property rentals and room rentals (where the owner lives on site)
You do not need an NRUA for long-term rentals where the property is the tenant's primary residence, or for seasonal rentals arranged privately between parties without any online platform involvement.
How is the NRUA Different from the VUT Licence?
Many property owners are confused about the relationship between the two. Here is the simple version:
- VUT licence — issued by the Junta de Andalucía. Confirms your property meets regional standards for tourist rental. Required to legally operate as a holiday let in Andalusia.
- NRUA — issued by the national Land Registry through VUDA. A Spain-wide identifier that links your property to a central database. Required to advertise on any online platform in Spain.
Think of the VUT as your regional permission to operate, and the NRUA as your national identity number for the rental market. Both are now required.
How to Get Your NRUA
The Annual N2 Report — What You Need to Know
One of the less publicised aspects of the NRUA system is the annual reporting obligation. Every property owner with an NRUA number must submit an N2 report each year, even if the property was not rented out at all during that year.
The report is submitted through the Colegio de Registradores portal and requires:
- Number of stays during the year
- Total number of guests
- Type of rental (tourist, seasonal etc.)
- Duration of stays
No personal guest data is required — the report is anonymous. But it must be filed on time.
The N2 annual report is due in February each year. Missing the deadline can trigger automatic revocation of your NRUA number, which means platforms will immediately block your listings until the issue is resolved. Do not leave this until the last minute.
What Happens if You Don't Have an NRUA?
The consequences of operating without an NRUA have become very practical very quickly:
- Listing removal — Airbnb, Booking.com and VRBO are now required to verify NRUA numbers. Listings without a valid number are removed or blocked from the platform.
- Administrative fines — penalties can range from several thousand euros to hundreds of thousands for serious or repeated violations, depending on the region.
- Future licence complications — operating without an NRUA can affect your ability to renew your regional VUT licence.
What About Existing Properties?
If your property already has a VUT licence and was actively renting before July 2025, you were required to register for your NRUA during the transitional period that ran until early March 2026. If you have not done so yet, you should act immediately as the transitional grace period has passed.
If you are setting up a new rental property in Marbella in 2026, NRUA registration is a standard part of the process from day one — alongside the VUT licence application.
If your property is managed by Glaser Group, we keep track of all registration requirements and deadlines on your behalf. If you are unsure about your NRUA status, contact us and we will check immediately.
Does Glaser Group Handle the NRUA?
Yes. For all properties we manage, we ensure the NRUA registration is in place and that the annual N2 report is filed on time. This is part of our full management service — you do not need to navigate the VUDA portal yourself or track annual deadlines.
If you are not yet a Glaser Group client and need help getting your NRUA in order, contact us. We can advise on your specific situation and help you become fully compliant.
