| Rule | Details |
|---|---|
| Regulatory Status | Restricted — rules apply |
| Permit / License Required | Yes — Basque Country registry license and Spanish National registration number (NRUA) required. |
| Tax Rate | Standard Basque Country income tax rates apply to rental returns. |
| Night / Day Cap | No nightly cap. |
| Minimum Stay | None. |
| Permit Fee | Registry application fees apply. |
| Penalties | Fines, listing removal, and license revocation for operating in saturated zones or without first-floor compliance. |
| Primary Residence Required | No |
| Occupancy Limit | Capped by building capacity certificates. |
Short-term rentals in San Sebastián, Basque Country are allowed but subject to significant restrictions under local regulations as of 2026. Hosts operating on Airbnb, VRBO, or other vacation rental platforms must obtain proper licensing: Yes — Basque Country registry license and Spanish National registration number (NRUA) required.. The associated permit fees are Registry application fees apply..
Short-term rental operators in San Sebastián should be aware of these tax obligations: Standard Basque Country income tax rates apply to rental returns.. Yes — must report rental income to Basque tax authorities..
Key operational rules for vacation rental hosts in San Sebastián include: Primary residence requirement: No. Rental day cap: No nightly cap.. Occupancy limit: Capped by building capacity certificates.. Minimum stay: None..
Zoning considerations for short-term rentals in San Sebastián: Operates under a strict zone-based quota system. New tourist apartments are banned in designated 'saturated zones' (like the Old Town). In standard residential zones, STRs are restricted to the first . Density rules: Strict caps on the percentage of tourist units permitted per block.. Insurance: Yes — liability insurance required..
Hosts who fail to comply with San Sebastián's short-term rental regulations may face enforcement action. Fines, listing removal, and license revocation for operating in saturated zones or without first-floor compliance..
Platform obligations for services like Airbnb, VRBO, and Booking.com operating in San Sebastián: Registration number must be displayed in all online advertisements..
Apply for your STR permit or registration directly through the official government portal.
Official Source ↗Airbnb and short-term rentals are legal in San Sebastián but subject to restrictions. Hosts must comply with local permit requirements and zoning rules. Subject to Basque Country tourist accommodation safety and noise regulations.
Yes. San Sebastián requires the following for short-term rental operation: Yes — Basque Country registry license and Spanish National registration number (NRUA) required..
Short-term rental hosts in San Sebastián are subject to the following tax obligations: Standard Basque Country income tax rates apply to rental returns..
Hosts who operate without proper permits in San Sebastián may face enforcement. Fines, listing removal, and license revocation for operating in saturated zones or without first-floor compliance..
San Sebastian has some of the oldest and most restrictive STR zoning laws in Spain, designed to prevent the conversion of upper-floor apartments in residential buildings.
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