Can you sell a vacation apartment? Here's what you need to know.

The Spanish tourist apartment market has experienced sustained growth in recent years, especially in cities and coastal destinations with high traveler traffic. However, before putting a property of this type up for sale, it is essential to understand the legal, tax, and economic details surrounding the transaction.

This article offers a complete guide on how, when, and why you can sell a vacation apartment in Spain in September 2025.

What is a tourist apartment in Spain?

A tourist apartment, also known as tourist housing (VUT) is a property intended for temporary accommodation for travelers. The difference with a traditional rental lies in the frequency of occupancy and the nature of the contract. While a typical lease is geared toward medium- or long-term residents, tourist apartments are rented by the day or week, generating regular income but subject to specific regulations.

In Spain, each autonomous community establishes specific regulations regarding VUTs. For example, Catalonia requires that tourist apartments be registered in the Tourism Registry of Catalonia and meet safety, accessibility, and minimum service requirements. In Andalusia, the Regional Government regulates VUTs through the Ministry of Tourism, with mandatory certifications and regulations on advertising and contracts. This legal framework is essential to ensure the apartment can be sold without legal issues.

Can a tourist apartment be sold?

The short answer is yes, you can sell a vacation apartment, but there are key considerations owners should keep in mind before making the transaction:

1. Legal documentation in order: The property must have a valid tourist apartment license. Selling without this permit can complicate the transaction and affect the market value.
2. Tax situation: Income generated from tourist rentals must be registered with the Treasury. Buyers often require tax returns and proof of income to assess the profitability of the property.
3. Community regulations: Some residential buildings prohibit or restrict tourist rentals. Before selling, it's important to check the bylaws of the homeowners' association to avoid future conflicts.
4. Management contract: If the apartment is managed by a vacation rental management company, it's necessary to review the contracts and transfers before the sale. Some contracts may require the new owner's approval.

How is a tourist apartment valued?

The valuation of a vacation apartment depends not only on its location or size, but also on its income-generating capacity. Among the most important factors are:

• Historical profitability: Buyers review the net income earned in recent years. This includes average occupancy, peak and off-peak season, and operating expenses.
• Strategic location: Cities with strong tourist demand, such as Barcelona, Madrid, Valencia, or coastal destinations like Malaga and Alicante, tend to offer greater profitability and liquidity.
• Quality of the property and services: Modern apartments with quality furnishings, fully equipped kitchens, and additional services such as Wi-Fi, air conditioning, and laundry facilities attract buyers willing to pay more.
• Growth potential: Areas undergoing tourism development, with new attractions or improvements in transportation and services, present opportunities for revaluation.

What is the profitability of a tourist apartment?

The profitability of a tourist apartment in Spain varies depending on the location, size, quality of the property, and rental management. For reference, as of August 2025:

• Large cities: In cities like Barcelona or Madrid, annual net profitability can range from 41% to 61%, depending on occupancy and associated expenses.
• Coastal destinations: In locations like Marbella, Alicante, or Mallorca, profitability can reach 7%-9% for well-located and efficiently managed apartments.
• Rural market or less tourist areas: In areas with lower tourist influx, profitability is typically lower, between 3%-5%, and requires more active marketing strategies to maintain occupancy.

It's important to consider that profitability isn't fixed. External factors such as seasonality, changes in tourism regulations, economic crises, or pandemics can affect revenue.

Advantages of selling a tourist apartment

Selling a vacation apartment can be a profitable and safe strategy if you consider the following advantages:

1. Immediate liquidity: Turning a tourism asset into cash allows you to invest in other assets or diversify your investment portfolio.
2. Risk reduction: The tourism market is subject to fluctuations. Selling eliminates the risks associated with changes in demand or local regulations.
3. Taking advantage of the capital gains: If the apartment's value has increased due to improvements, a strategic location, or increased tourism in the area, selling it can maximize your profit.
4. Fewer tax and administrative obligations: Upon sale, the owner no longer has to declare income from tourist rentals or comply with community or local regulations.

Disadvantages of selling a tourist apartment

However, there are also disadvantages that should be considered:

1. Loss of recurring income: A well-managed vacation rental generates consistent income, which is lost when sold.
2. Cost of sales: They include municipal capital gains taxes, real estate agency commissions, and notary fees.
3. Possible future depreciation: If the market continues to rise, selling today could mean losing potential future profits.
4. Emotional and logistical impact: For some homeowners, parting with a property that has been part of their investment or family heritage can be complex.

Strategies for selling a tourist apartment

To maximize sales value, the following strategies are recommended:

• Optimize the presentation: Professional photography, virtual tours, and detailed property descriptions highlight its advantages over other apartments on the market.
• Highlight profitability: Including historical and potential revenue data allows buyers to calculate profitability and make informed decisions.
• Regulatory compliance: Ensuring all licenses and permits are up to date increases buyer confidence and speeds up the transaction.
• Selecting the right agency: Having an agency specializing in luxury and tourist properties makes selling easier, as they understand the target market and the best real estate marketing practices.

For homeowners seeking expert advice, working with a luxury real estate agency guarantees access to potential buyers with investment capacity and experience in the tourist apartment segment.

Tax aspects to consider

When selling a vacation apartment in Spain, there are several taxes to consider:

1. Personal Income Tax (IRPF): The profit obtained from the sale of the property is taxed as capital gains. The rate varies between 19% and 26% depending on the amount of the profit.
2. Value Added Tax (VAT) and Property Transfers: If the sale is for a new home, VAT may apply. For second-hand homes, the Property Transfer Tax (ITP) is payable, the rate of which varies by autonomous community.
3. Municipal capital gains: Tax on the increase in the value of the land, calculated by the corresponding municipality.

Having specialized tax advice is essential to optimize taxation and avoid surprises during the sale.

Comparison with other European and Latin American markets

Selling a vacation apartment in Spain offers certain advantages over other destinations:

• Europe: Countries like France, Italy, and Portugal also strictly regulate tourist accommodation. Spain stands out for its high tourist demand and relatively clear regulations in most autonomous communities.
• Latin America: In countries like Mexico and Brazil, profitability can be high in tourist destinations, but legal certainty and regulatory stability are more variable, which creates additional risks.

Therefore, Spain remains an attractive market for selling tourist apartments, combining high demand with a transparent legal framework and consistent profitability opportunities.

Final tips for owners

Before selling a tourist apartment, owners must:

1. Update the property: Minor repairs, furniture renovations, and service improvements increase the sale value.
2. Organize documentation: Licenses, revenue records, management contracts, and community bylaws must be clear and accessible.
3. Evaluate the market: Analyzing current supply and demand allows you to set a competitive and realistic price.
4. Tax planning: Consult with a tax advisor about the best tax strategy based on the expected capital gains.
5. Choosing appropriate sales channels: Specialized agencies and prestigious real estate platforms make it easy to find serious buyers capable of valuing the property.

It is possible to sell a tourist apartment in Spain, provided the legal, tax, and administrative requirements are met. The transaction can be highly profitable if properly planned, considering the location, historical profitability, and condition of the property. The advantages include immediate liquidity, risk reduction, and capital gains, while the disadvantages focus on the loss of recurring income and costs associated with the sale.

When evaluating a sale, it's crucial to consider the local market, regional regulations, tax considerations, and potential appreciation. With the right advice and a well-defined sales strategy, selling a vacation apartment can be a safe and profitable transaction.