The City Council approved the ban as part of its “General Urban Development Plan” (PGOU) on January 13, which was initially proposed in December. The goal is to limit the saturation of tourist homes in areas that are experiencing high levels of tourism, which have been putting pressure on the local housing market.
The ban will affect neighborhoods where the proportion of tourist homes exceeds 8% of the total residential housing. Additionally, a second zone includes areas with tourist housing at or above 4.53%, where the number of new tourist homes will be limited to 8%. For neighborhoods with less than 4.53% tourist homes, new tourist accommodations will still be allowed, but subject to compliance with the municipal regulations.
There are currently over 12,000 tourist apartments in Málaga, and the Junta de Andalucía (the regional government) is working to deregister over 1,500 of these properties at the City’s request. A study found that if the number of tourist homes in the historic city center were limited to 8%, only 368 of the 1,693 existing tourist homes would be permitted. This over-saturation could affect the city’s tourism and its economy, particularly since short-term rentals are far more profitable than long-term rentals, with holiday accommodations bringing in nearly five times the revenue.
The ban on registering new tourist homes in Málaga’s most saturated neighborhoods aims to address the pressures tourism has placed on the local housing market, particularly the shortage of long-term rental properties. By limiting the number of tourist homes in areas where they constitute more than 8% of the total residential housing, the City Council hopes to balance the needs of the tourism industry with the availability of homes for locals.
Key Potential Effects:
- Short-Term Rental Supply: The reduction in the number of tourist homes could lead to a decline in the availability of short-term rental accommodations, particularly in highly touristy areas. This might affect the number of tourists visiting the city and the revenue from short-term rentals.
- Housing Market: While there might be expectations that property prices would fall due to fewer short-term rentals, evidence suggests that long-term rental prices could rise instead. Property owners may shift their focus to long-term rentals to make up for the lost revenue from short-term tourists. This shift could further strain the affordability of housing for local residents.
- Tourism and Economy: The city’s tourism sector may experience a temporary setback as fewer short-term rentals are available, but it could also drive innovation and attract tourists to less saturated areas. The long-term effect on tourism spending will depend on how the tourism market adjusts to these changes.
- Local Communities: The ban’s intention to protect long-term residents from the effects of over-tourism may improve housing availability for locals. However, it may also lead to a rise in rent prices, potentially making it harder for residents to afford housing. In areas like Málaga, where short-term rental properties are far more profitable than long-term rentals, this economic shift could create tensions between property owners and local communities.
Overall, the ban may have mixed outcomes: while it could alleviate the pressure on local housing, it could also lead to higher rents and economic shifts that may not fully benefit residents. The true impact will likely unfold over time as both the local housing market and the tourism industry adjust to the new regulations.
