Tourist rental licences in Ibiza: what property buyers must check

What evidence to request

• The tourism authorisation and its entry in the Consell d'Eivissa register.
• The national short-term rental registration number.
• Recent inspection reports or sanctions, if any.
• Booking records and tax filings showing declared income.

Zoning, containment and property eligibility

Property	Position
Apartment	No new tourist places in apartment buildings since 2025
Single-family house in an allowed zone	Possible with licence and available places
House outside allowed zones	New licence not possible
Existing licensed villa	Verify licence, capacity and transfer

Planning legality still matters

A tourist licence does not cure planning problems. Unlicensed bedrooms or annexes cannot be counted in the licensed capacity, and serious planning breaches can put the licence at risk. Read Ibiza villa due diligence.

Transfer, operator and contract

The licence can usually be transferred to the buyer as new operator by notification, subject to conditions. Make the transfer a condition of the purchase, allocate bookings already taken and guest deposits, and agree how the platform accounts will be handed over.

Ibiza's enforcement climate

Ibiza's authorities have for years pursued illegal tourist accommodation more intensively than any other Balearic island, with inspections, cooperation with platforms and very high fines for owners who rent without a licence. Buyers should assume that any rental activity will be checked. A seller who has rented without a licence can leave the buyer with a property whose rental history is a liability rather than an asset. Ask directly whether the property has been rented and under what authorisation, and include a warranty in the contract.

Villas in Sant Josep, Santa Eulària and Sant Joan

The island council's zoning sets where single-family houses can be licensed for tourist rental, and the answer can differ from one area of a municipality to another. A villa in Sant Josep may be licensable while a similar one a few kilometres away is not. Do not assume that because neighbouring villas are rented to tourists, yours can be. Check the zoning, the available places and the specific property.

Long-term and seasonal alternatives

If a tourist licence is not available, some investors consider long-term letting to residents or seasonal workers, for whom demand in Ibiza is intense. Residential tenancies are protected by law, with minimum terms of five or seven years. Seasonal leases are allowed only for genuine temporary needs and must be properly documented. Each option has different returns and risks, which should be compared before buying.

Assess the investment conservatively

Base projections on the licensed capacity, realistic occupancy, management costs, the sustainable tourism tax and income tax. Non-resident owners pay Spanish tax on rental income. See rental income tax for non-residents and our Ibiza page. For other legal matters in English, see Castell.law.