Do you still need an NRA to advertise a tourist property on Airbnb, Booking.com or other platforms in 2026? Following several rulings by Spain’s Supreme Court, the answer has changed considerably.
The state system created by Royal Decree 1312/2024 required owners to apply for a Rental Registration Number — commonly referred to as the NRA in Spain — through the Land Registry or Registry of Movable Property in order to offer short-term accommodation through online platforms.
However, during May and June 2026, the Supreme Court issued several rulings that annulled essential parts of that procedure.
This has created considerable confusion among property owners because the disappearance of the state NRA procedure does not mean that tourist licences, regional registers, the Digital Single Window or the other obligations applying to holiday rentals have disappeared.
In this guide, we explain what has been annulled, what remains in force and what owners of tourist accommodation in Dénia and the Valencian Community currently need to take into account.
Updated October 2026: this article incorporates the Supreme Court rulings of 19 and 21 May and 1 June 2026, as well as the currently consolidated wording of Royal Decree 1312/2024.
What was the NRA?
The NRA was the registration number provided for under the Single Rental Register created by Royal Decree 1312/2024.
The system applied to short-term accommodation rental services marketed through online platforms and could affect both certain tourist rentals and other temporary rental arrangements.
The idea was that the owner or operator would apply for a registration number through the Land Registry or, in certain cases, the Registry of Movable Property.
That number would then have to be identified in listings published on online platforms.
In practice, a tourist property in the Valencian Community could therefore have two different references:
- the regional tourist registration number issued through the Valencian Tourism Register,
- and the new state NRA created by Royal Decree 1312/2024.
The coexistence of these two systems caused considerable uncertainty for owners and property managers.
What exactly did the Supreme Court decide?
There was not just one ruling.
Several judgments affecting Royal Decree 1312/2024 were issued in 2026:
- 19 May 2026 ruling, arising from proceedings brought by the Generalitat Valenciana.
- 21 May 2026 ruling, in proceedings brought by sector associations.
- 1 June 2026 ruling, arising from proceedings brought by the Region of Murcia.
The essential result was the annulment of the provisions that established the state Single Rental Register procedure and the requirement to register through the Land Registry or Registry of Movable Property in order to obtain a number allowing short-term rentals to be offered through online platforms.
Among other provisions, Articles 8, 9 and 10 of Royal Decree 1312/2024, concerning the Single Register, the application procedure for the number and its verification, were annulled.
Other references to that registration procedure throughout the Royal Decree were also removed.
So, is the NRA still compulsory in 2026?
It should no longer be presented as a current state requirement under the system originally established by Royal Decree 1312/2024.
The procedure requiring an owner to apply through the Land Registry or Registry of Movable Property to obtain the number has been annulled.
The associated requirement to hold that state NRA before publishing short-term accommodation on an online platform has therefore also disappeared under that system.
This is particularly relevant because during 2025 and the first months of 2026 many property owners completed the procedure after being told that the number would be necessary to continue advertising on digital platforms.
What happens to an NRA that has already been obtained?
Many owners obtained their number before the Supreme Court rulings.
The annulment of the procedure means that this number can no longer be treated as the state authorisation requirement provided for by the original system.
As a precaution, it is sensible to retain the documentation relating to any procedure already completed.
However, having an NRA issued previously should not be confused with the current legal status of the property.
Whether a property may legally operate as tourist accommodation in the Valencian Community continues to depend on the applicable regional and municipal tourist regulations.
Do I now have to renew the NRA?
The validity, verification and renewal obligations linked to the annulled Single Register procedure should no longer be presented as current requirements for owners.
This is different from any renewal or updating obligations relating to the Valencian Tourism Register, which continues to exist under its own rules.
It is therefore essential to distinguish between the former state NRA and the Valencian tourist registration number.
Has the Digital Single Window for Rentals also disappeared?
No.
This is one of the points most easily misunderstood.
The rulings annulled the state Single Register procedure and the references associated with the registration number, but they did not annul Royal Decree 1312/2024 in its entirety.
The Digital Single Window for Rentals remains part of the regulatory framework.
Its purpose is mainly related to the exchange of information between digital platforms and public authorities.
The rulings should therefore not be interpreted as meaning that administrative oversight of short-term rentals has disappeared.
What role does the European short-term rental regulation now play?
Regulation (EU) 2024/1028 has applied since 20 May 2026.
Its main purpose is to improve the collection and exchange of data relating to short-term accommodation offered through online platforms.
Among other things, it creates a common framework through which platforms transmit activity data to the competent authorities.
Importantly, the European Regulation does not itself require every Member State to create a new national register of short-term accommodation.
Where registration procedures do exist, they must comply with the European framework.
The annulment of the Spanish NRA procedure therefore does not eliminate the European Regulation or the data-sharing obligations applying to platforms.
Do Airbnb, Booking.com and other platforms still have obligations?
Yes.
The Supreme Court rulings do not mean that short-term rental platforms are free from all regulatory obligations.
The European Regulation continues to establish a framework for the communication of information, while the parts of the Spanish Royal Decree that were not annulled remain in force.
Platforms therefore continue to have obligations relating to data transmission and cooperation with public authorities.
What disappeared is the specific Spanish procedure that linked publication of an accommodation listing to the prior acquisition of an NRA through the Land Registry or Registry of Movable Property.
Can Airbnb or Booking.com still ask for a registration number?
Yes. Platforms may continue to include fields for registration numbers because regional tourist registers still exist in Spain and other territories may have their own registration obligations.
In the Valencian Community, a properly registered tourist-use dwelling has its corresponding number in the Tourism Register.
That tourist registration number has not been abolished by the Supreme Court rulings.
The disappearance of the NRA therefore does not mean that a tourist property may be advertised without its regional tourist number where that number is required.
The NRA and the tourist licence were NOT the same thing
This is probably the most important point for property owners.
The state NRA and the Valencian tourist registration belonged to two different systems.
The Supreme Court rulings affect the state procedure established by Royal Decree 1312/2024.
They do not abolish the Valencian Tourism Register.
To operate as a tourist-use dwelling in the Valencian Community, the property must continue to comply with the relevant regional requirements and submit the responsible declaration required for registration.
Once the registration is completed, the Tourism Administration assigns the corresponding tourist registration number, which must be displayed in the property’s advertising when required.
If you are starting the process, see our guide on how to obtain a tourist licence in Dénia and the Valencian Community.
What does a tourist property in Dénia currently need?
The disappearance of the state NRA procedure does not reduce tourist rental regulation to a single administrative step.
For a property in Dénia, several regulatory levels must be considered.
1. Planning compatibility
The property must comply with the relevant municipal planning requirements and have the favourable planning compatibility report for tourist use, or the equivalent document applicable in the particular case.
2. Dénia municipal regulations
In 2026, Dénia approved a specific ordinance governing tourist-use dwellings, with different restrictions and conditions depending on the area.
Not every part of the municipality is subject to the same regime.
See the details in our guide to the 2026 Dénia tourist accommodation ordinance.
3. Valencian Tourism Register
A property must be correctly registered when it is used for tourist accommodation governed by Valencian regional legislation.
The annulment of the state NRA does not affect this obligation.
4. Homeowners association
For new tourist activities in buildings governed by horizontal property rules, the situation of the homeowners association must also be checked and, where applicable, the approval required by the Horizontal Property Act must be obtained.
As a general rule, since April 2025 new tourist activities require the express approval of three fifths of all owners who also represent three fifths of the ownership shares.
We explain this requirement in our guide to homeowners-association approval for tourist rentals.
5. Length of stays
In the Valencian Community, a tourist-use dwelling currently covers stays of 10 consecutive days or less with the same tenant.
From 11 days onwards, the stay falls outside the regional VUT definition and the appropriate contractual framework must be analysed.
See our guide on how to legally rent a property for more than 10 days in Dénia.
Do the Supreme Court rulings allow tourist rental without a licence?
No.
That would be an incorrect interpretation of the rulings.
The Supreme Court annulled a specific state registration procedure.
It did not remove the powers of autonomous communities and municipalities to regulate tourist accommodation.
A property that cannot meet the tourist accommodation requirements in Dénia does not therefore become suitable for holiday rental simply because the NRA is no longer compulsory under the annulled procedure.
If a property cannot obtain tourist registration, other legal rental alternatives should be considered.
What about temporary rentals?
The state Single Rental Register was not designed exclusively for tourist-use properties.
It also covered certain short-term rental arrangements based on temporary needs.
The annulment of the procedure therefore also affects that state registration system.
However, this does not mean that any stay may freely be classified as temporary.
It is still necessary to distinguish between:
- permanent residential housing,
- seasonal or temporary tenancy,
- and tourist-use accommodation.
The contract must always correspond to the real use of the property.
Is SES.Hospedajes still in force?
Yes.
SES.Hospedajes and Royal Decree 933/2021 form a separate system.
These rules establish documentary registration and data-reporting obligations for businesses and individuals carrying out certain accommodation activities.
The Supreme Court rulings concerning the NRA and Royal Decree 1312/2024 did not repeal Royal Decree 933/2021.
It is therefore important not to confuse:
- the former state NRA procedure,
- the regional Tourism Register,
- the Digital Single Window,
- and the traveller registration and reporting system.
They are different systems and obligations.
Summary: what remains and what has disappeared?
| System or requirement | Status in October 2026 |
|---|---|
| State procedure for obtaining the NRA through the Land Registry | Annulled |
| NRA as a state requirement for advertising short-term rentals on platforms | Annulled under the RD 1312/2024 system |
| Valencian Tourism Register | Still in force |
| Regional tourist registration number | Still in force |
| Digital Single Window for Rentals | Still exists |
| Regulation (EU) 2024/1028 | In force and applicable since 20 May 2026 |
| Platform data-sharing obligations | Continue to apply |
| SES.Hospedajes / Royal Decree 933/2021 | Still in force |
| Valencian tourist accommodation regulations | Still in force |
| Dénia tourist accommodation ordinance | Still in force |
What should a tourist property owner in Dénia do now?
Rather than focusing solely on the NRA, owners should check that the property’s entire tourist-rental situation is correctly organised.
This includes checking:
- that the property is correctly registered in the Valencian Tourism Register,
- that the holder and property details are up to date,
- that the correct tourist number appears in advertising,
- that the declared tourist operating period is respected,
- that the Dénia municipal regulations are complied with,
- that the homeowners-association position is correct,
- that traveller registration obligations continue to be fulfilled,
- and that each stay is structured according to the legal framework that genuinely applies.
If the owner obtained an NRA previously, the documentation can be retained, but the number should not be treated as proof that the property by itself complies with all tourist accommodation regulations.
Could a new state register be introduced in the future?
The current situation does not prevent the Spanish State from approving new legislation in the future to organise coordination under the European framework in a different way.
What has been annulled is the specific procedure created by Royal Decree 1312/2024.
In such a rapidly changing regulatory area, it is therefore important to distinguish between current law and possible future reforms.
If a new procedure is approved, it will need to be assessed according to the wording of the new legislation.
Holiday rental management in Dénia
At Edeal Homes, we manage holiday properties in Dénia and follow regulatory changes that directly affect how they are marketed and managed.
A tourist property can no longer be assessed simply by asking whether it “has a licence”.
Regional rules, municipal regulations, horizontal property law, traveller registration, online platforms and different types of tenancy all need to be considered.
If you own a property and would like to review its situation or delegate its management, see our holiday rental management service in Dénia.
Conclusion: the NRA has changed, but tourist regulation remains
The Supreme Court rulings of 2026 brought an important change to Spain’s short-term rental system.
The state Single Rental Register procedure and the requirement to obtain an NRA through the Land Registry or Registry of Movable Property were annulled.
But this does not mean that holiday rental regulation has disappeared.
In Dénia, the following remain particularly important:
- Valencian tourist accommodation legislation,
- the regional Tourism Register,
- the municipal ordinance,
- homeowners-association rules,
- traveller registration obligations,
- and the correct legal classification of each stay.
The key message for owners is simple: the fact that the state NRA is no longer compulsory under the annulled procedure does not make a tourist property legal if it fails to meet the remaining requirements.
Frequently asked questions about the NRA and tourist licences
Do I need an NRA to advertise my tourist property on Booking.com or Airbnb?
The state procedure requiring an NRA through the Land Registry or Registry of Movable Property was annulled by the Supreme Court. This does not remove regional tourist registration numbers or other information that may still be required in listings.
Has the Single Rental Register disappeared?
The provisions regulating the Single Register procedure and the obtaining and verification of the registration number were annulled. Royal Decree 1312/2024 itself, however, has not disappeared in its entirety.
Has the Digital Single Window disappeared?
No. The Digital Single Window and the data-exchange framework remain, although they can no longer operate through the state NRA procedure that was annulled.
Is the Valencian VT registration number still compulsory?
Yes. The NRA rulings do not abolish the Valencian Tourism Register. Tourist properties must continue to comply with regional requirements and display their tourist number where required.
If I already have an NRA, should I remove it from my listings?
We do not recommend changing a listing solely because it contains an old NRA without first checking the configuration of that particular listing. The important point is that all information and registration numbers that remain legally required are displayed correctly.
Do I have to renew the NRA I obtained in 2025 or 2026?
The renewal system formed part of the registration procedure that has been annulled. It should not be confused with any renewal or updating obligations applying to the regional Tourism Register.
Do the Supreme Court rulings allow me to rent without a tourist licence?
No. They annul the state NRA procedure, not regional tourist accommodation legislation or municipal restrictions.
Has SES.Hospedajes also been annulled?
No. SES.Hospedajes derives from Royal Decree 933/2021 and is a separate documentary registration and data-reporting regime. The NRA judgments do not abolish it.
Does a temporary rental currently need an NRA?
The state NRA procedure also applied to certain short-term temporary rentals and has been annulled. This does not in itself change the rules that determine whether a tenancy is genuinely temporary.
