If you’re considering buying property in the Costa Blanca region — from Alicante city to Torrevieja, Benidorm, or Guardamar del Segura — you’ve probably come across two main types of apartments: “Turístico” apartments (Vivienda de Uso Turístico, or VUT) and regular residential apartments.
While both look similar on the surface, the intended use, regulations, and financial implications differ significantly. These differences are shaped by the Valencian Community’s tourism laws — especially Decree 10/2021 and the 2025 Organic Law 1/2025, as well as recent updates to Spain’s Horizontal Property Law (April 2024).
Below, we break down the key distinctions between owning a Turístico apartment and a regular apartment in Costa Blanca — and what that means for you as an investor or homeowner.
Turístico Apartment (VUT):
Designed for short-term tourist rentals, typically for stays under 32 days. These properties must be registered with the Valencian Tourism Agency and are ideal for investors targeting the holiday rental market.
Regular Apartment:
Meant for long-term living or rentals (3 months or more). These are perfect for those seeking a primary residence or stable rental income.
VUT Apartments require an official Vivienda de Uso Turístico license, which includes inspections, safety compliance, and listing obligations (license number must appear on platforms like Airbnb).
Application costs: approximately €200–€500.
Fines for non-compliance: €30,000–€600,000.
Regular Apartments only need a habitability certificate. There’s no tourism license required, making ownership simpler and more flexible.
Since April 2024, a 60% majority vote from property owners is required for a building to authorize new VUT licenses.
Existing licenses are grandfathered but non-transferable on resale, meaning a buyer would need new approval.
Many communities in Benidorm and Alicante city have restricted new VUTs to preserve residential harmony.
Regular apartments face no such vote — owners can live in or rent them long-term without community approval.
VUTs:
Can only be rented short-term (≤32 days per stay) and may face additional urban limits in “saturated” areas such as Alicante’s old town (El Barrio). Some must also have an independent entrance.
Regular Apartments:
Can be rented long-term (3–7 years under Spain’s LAU rental law) or used as a personal home — no time limits or tourism caps apply.
| Aspect | Turístico Apartment | Regular Apartment |
|---|---|---|
| Rental Income Tax | 19–24% (non-residents), 19–47% (residents) | 19–47% (residents & non-residents) |
| Tourist Tax | €0.50–€2 per guest/night (in cities like Alicante) | None |
| Community Fees | Often 20–30% higher due to “intensive use” | Standard (€50–€150/month) |
| Purchase Taxes | 10% VAT (refundable if business use) | 10% ITP transfer tax |
VUT owners must have civil liability insurance (minimum €300,000 coverage). Expect higher maintenance costs due to frequent guest turnover and professional cleaning.
Regular apartments have lower insurance and maintenance costs, averaging €200–€400 per year.
Turístico Apartments:
Offer high rental yields — typically 7–10% annually in hotspots like Benidorm, Torrevieja, and Guardamar.
However, they come with higher risks, including community vetoes, license caps, and strict enforcement.
Regular Apartments:
Generate steady long-term income (4–6% annually) with fewer regulatory hurdles. Ideal for personal use or conservative investors.
Unlicensed tourist rentals can face severe fines (up to €600,000), and licenses cannot automatically transfer upon resale.
Meanwhile, regular apartments carry minimal legal risks — making them easier to buy, sell, and rent.
| Location | Typical VUT Price (85 m²) | Regular Apartment Price (85 m²) |
|---|---|---|
| Benidorm | €120,000–€200,000 | €100,000–€180,000 |
| Torrevieja | €100,000–€180,000 | €90,000–€160,000 |
| Guardamar | €110,000–€190,000 | €90,000–€170,000 |
Tourist rental demand remains strong, with 2.5 million visitors to Alicante province in 2024, but local councils are tightening VUT controls to tackle housing shortages.
VUT Example:
A typical 85 m² Turístico apartment can earn €12,000–€18,000/year at ~70% occupancy (€50–€100/night).
Factor in 20–30% management fees, cleaning, and taxes.
Regular Apartment Example:
Long-term rental at €600/month yields €7,200/year — lower income but much less hassle.
In tourist-heavy towns like Benidorm and Guardamar, some communities have become “anti-VUT” due to noise and over-tourism. Always verify the comunidad de propietarios’ stance before buying.
Choose a Turístico Apartment if you’re an investor seeking short-term rental income and can manage (or outsource) the legal and operational complexities. Confirm the property’s license status and community approval before purchase.
Choose a Regular Apartment if you want personal use or a stable, long-term rental investment with minimal paperwork.
Before purchasing any property in Costa Blanca:
Consult a local abogado or gestor for compliance with Decree 10/2021 and Organic Law 1/2025.
Check license transferability and community approval requirements.
Review local market data on Idealista or Fotocasa — prices typically range €90,000–€200,000 for 85 m² apartments.
Whether you’re buying for lifestyle or investment, understanding these legal and financial nuances will help you make a confident decision in Spain’s thriving Costa Blanca market.
