The year 2026 will bring several important changes to the Spanish property market – including new energy efficiency standards for buildings, local regulations for tourist rentals and the rising cost of maintaining unoccupied properties.
Therefore, the decision whether to buy a flat for short-term rentals or long-term rentals requires a more informed approach today than just a few years ago.

In this guide, we explain what will change in 2026, which rental models are the most profitable, what tourists and long-term renters want – and how Aria Spain can help you choose the perfect property.

1. short-term (tourist) rentals in 2026 – high revenues but more paperwork

Tourist rentals remain the most profitable investment model on the Costa Blanca and Costa del Sol, but the importance of licensing, building quality and energy efficiency is increasing from 2026 onwards.

Advantages (2026)

Highest rate of return – accommodation rates are at a record high during the summer season.
Growing demand in year-round regions – Alicante, Benidorm, Calpe, Marbella, Estepona.
Owner flexibility – you use the property when you want.
New A+ class buildings meeting 2026 standards are more likely to be chosen by premium tourists.

Challenges (2026)

Tourist licences will be controlled more strictly.
Some communities are starting to vote on banning short-term rentals in the building.
Higher maintenance costs – more guest shifts, cleaning, service.
Risk of seasonality – although less on the Costa del Sol than in the north of Spain.

When to choose a short-term model?

When you buy close to the sea or in a resort with a large number of tourists.
When you want maximum profits and high occupancy from May to October.
When you want to use the flat during selected periods.

2. long-term rental in 2026 – stability and lower risk

From 2026, long-term rentals are becoming more attractive to peace-loving investors because:

The cost of living in Spain is rising,
demand for year-round rentals in cities is at a record high,
many foreigners move here permanently (remote workers, pensioners, expats).

Advantages (2026)

Consistent revenue for 12 months – no seasonality.
Lower operating costs than in a tourist rental.
High demand in cities: Alicante, Valencia, Malaga, Murcia.
An ideal model for investors with a mortgage.

Disadvantages

Lower yield than short-term.
No flexibility – the flat is occupied.
The need to select solid tenants.

When to choose a long-term lease?

When you want a quiet investment with no turnover of guests.
When you are buying in a city rather than a tourist resort.
When stable cashflow is the goal.

3. what will change from 2026 onwards? (most important for investors)

1) New energy standards for buildings (EPBD 2026)

New investments must have:

better insulation,
more efficient heat pumps,
lower energy consumption,
often – photovoltaic installations.

Why does it matter to the investor?
→ Tourists are more likely to choose modern facilities.
→ Long-term tenants prefer flats with lower bills.
→ Higher resale value after years.

2) Changes in local tourist rental regulations

In many regions:

The issuing of licences is restricted,
Communities can ban tourist rentals by majority vote,
there are to be higher taxes for foreign non-resident owners.

All of this will affect cost-effectiveness.

3) Growing importance of year-round locations

In 2026 we are seeing a trend:
→ investors are moving away from small coastal towns to Alicante, Malaga, Valencia, Murcia.
Why?
Because demand in the off-season is increasing.

4. what to consider when buying a rental property in 2026?

A) Location

Short-term rentals work best:

300-800 m from the sea,
in urbanisation with swimming pool, gym, reception area,
in resorts with documented tourist traffic.

A long-term lease works best:

in city centres,
in the vicinity of transport, schools, offices, universities,
in neighbourhoods where expats and remote workers live.

B) Verification of the tourist licence

In 2026, this is absolutely crucial – without it, short-term rentals could be completely blocked.

C) Maintenance costs

New buildings = higher community fees, but:
→ greater attractiveness → higher rental income.

D) Seasonality

Costa Blanca: season from April to November.
Costa del Sol: demand virtually all year round.

E) Standard of finish

In 2026, tourists and tenants are attracted:

bright interiors,
large terraces,
ducted air conditioning,
energy-efficient solutions.

5 Examples of real results (2026)

Short term – Torrevieja / Benidorm

Flat 2 bedrooms, 400 m from the sea.
Price: € 240,000-260,000.
High season income: € 130-180/night.
July-August occupancy rate: 95%.
Average rate of return: 7-10% per annum.

Long-term – Alicante / Malaga

New 2-bedroom flat.
Price: €220,000-250,000.
Rent: €950-1200/month.
Occupancy: 12 months.
Return: 4-5% per annum, but stable and without the risk of seasonality.

Hybrid model (increasingly popular in 2026)

Tourist rental from June to September.
Medium-term rental (3-5 months) from October to March.

Effect:
A combination of high returns + stability.

6 How is Aria Spain helping investors in 2026?

Aria Spain Luxury Real Estate supports buyers at every stage:

✔ Selection of properties for a specific rental model

We analyse:

location,
seasonal occupancy,
demand for the long term,
community costs,
chances of obtaining a tourist licence.

✔ Revision of regulations and rental possibilities

We check the regulations in the building and the municipality and advise on how to avoid the most common mistakes.

✔ ROI calculations and revenue forecasts

We give realistic calculations tailored to your budget.

✔ Purchase advice + ZERO commission for the buyer

You work directly with a Spanish market expert.

✔ Post-purchase assistance

contact to tenancy management companies,
advice on furnishings for tourists,
support in the licensing process (if available).

Bottom line: what to choose in 2026?

Model	Profit	Risks	Flexibility	Requirements
Short-term	★★★★★	Medium	high	licence, location by the sea
Long-term	★★★☆☆	low	low	urban location
Hybrid	★★★★☆	low/medium	high	good location + manager

If you want maximum profitability – choose a short-term rental.
If you want peace of mind and predictability – long-term.
And if you want both – a mixed model works 2026 best.

Do you have questions or want to know which property would be best for you? Write to me – I can help you make a safe and informed decision.