In short: in Ibiza only an entire single-family home can be let to tourists; flats in apartment buildings are banned. The purchase of new tourist places has been suspended since Decree-law 4/2025, so the realistic route is to buy a house that is already registered and check it in the Consell d'Eivissa register. Renting without a licence can lead to fines of up to €500,000.
Which homes can be let to tourists
Balearic law calls this activity a tourist stay in a dwelling (ETV). In Ibiza, the island council only allows the tourist letting of an entire single-family home:
- Yes: villas and detached or single-family houses, let as a whole.
- No: flats in apartment buildings. They are expressly prohibited.
- No: letting by the room, shared or private.
No stay may exceed one month. The number of guests may not exceed the figure on the habitability certificate, and the home must have its energy performance certificate. As a general rule, the house must also have been in residential use for at least five years before it is used for tourist lettings.
Why no new licences are being created
Letting a home to tourists requires tourist places, which are acquired from the administration. Decree-law 4/2025 of the Balearic Government suspended the purchase of new places in Mallorca, Ibiza and Formentera until each island council reassesses its ceiling of places. All that remains are temporary pools fed by places released by other properties.
In practice, anyone who wants a house to let to tourists in Ibiza has to buy one that is already registered and keep meeting the requirements so as not to lose the registration. That is why these houses trade at a premium over equivalent homes without a licence.
How to check a licence before buying
- Ask the seller for the registration number and check it in the Consell d'Eivissa tourist register (registreturistic.conselldeivissa.es). Owner, address and number of places must match the house you are buying.
- Review the habitability certificate. It must be in force and its capacity must match the registered places.
- Ask for a municipal planning certificate. Extensions or pools built without a permit can block the activity or lead to its revocation.
- Check that there are no open sanction proceedings against the property.
- Verify the single rental register number. Since 1 July 2025, platforms such as Airbnb or Booking require the number from this national register to publish a listing.
- Protect the contract. If the licence is part of the price, the deposit contract should allow you to withdraw without penalty if the checks fail before completion.
Fines for renting without a licence
The Balearic tourism law (Law 8/2012), as amended by Decree-law 4/2025, classifies infringements as follows:
| Infringement | Fine |
|---|---|
| Minor | Up to €5,000 |
| Serious | €5,001 to €50,000 |
| Very serious | €50,001 to €500,000 |
Both the owner and whoever markets the property are liable, and some town councils add planning penalties for change of use. A seasonal rental contract offers no protection if it is really a disguised tourist stay.
What it means for your investment
A tourist licence is tied to the house and to its continued compliance. When assessing a purchase, separate what the home is worth from what its licence is worth, and work out the return with realistic occupancy, management costs, taxes and the risk of rules that change frequently. If the licence is not registered and verified, it should not be paid for as if it were.
This guide summarises the rules in force in October 2026 and does not replace legal advice on each transaction.
Frequently asked questions
Can I let my flat to tourists in Ibiza?
No. In Ibiza, tourist lettings are prohibited in flats in apartment buildings. Only an entire single-family home is allowed.
Can I apply for a new licence for my villa today?
As a rule, no. Since Decree-law 4/2025 the purchase of new tourist places has been suspended in Ibiza until the island council reviews its ceiling of places. All that remains are temporary pools fed by released places.
If I buy a house with a licence, is the licence still valid?
The registration is tied to the property, not to the owner, but the change of owner must be notified to the island council and the house must keep meeting every requirement. Have your lawyer review it before signing.
This guide is general information. It is not tax or legal advice for your specific case: figures and rules change, and they should be confirmed before signing anything.
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