NRA: What is the Rental Registration Number and why having just a tourist license is no longer enough

If you own a property in Formentera and rent it out — or are considering purchasing one for investment purposes — you have probably already heard about the tourist license. But from 2025, the rules of the game have changed substantially, and those who do not keep up risk finding themselves breaking the law without even realising it.

The key word today is NRA: Número de Registro de Alquiler. And no, it does not replace the tourist license. It adds to it, with new obligations, new deadlines, and new penalties.

What has changed and why

On January 2, 2025, Royal Decree 1312/2024 came into force, which transposes EU Regulation 2024/1028 of the European Parliament. The declared objective is one: bring transparency, tax traceability, and control to the short-term rental market throughout Spain.

From July 1, 2025, the regulation became fully operational: all property owners renting out vacation or short-to-medium-term accommodations who advertise on online platforms with a booking engine are required to obtain a unique identification code for each property. This requirement applies to both properties intended for tourism and those rented for monthly periods, even without a tourism license. The scope is much broader than one might expect.

What exactly is the NRA?

The Unique Register of Tourist Rentals is a measure by the Spanish Government to regulate and supervise the short-term rental market. The NRA is the alphanumeric identification code that certifies that the property meets the legal and quality requirements necessary to host people. Think of it as a national-level license plate for your property — a unique identifier that needs to be included on every online listing.

The NRA does not replace the tourist licenses obtained at the regional level. It is therefore necessary to have both, NRA and a tourist license, if you want to promote the property through online platforms.

Why the tourist license is no longer enough

Until 2024, an owner in Formentera who had their own ETV (Estança Turística en Vivienda) license issued by the Balearic Islands was considered to be in compliance. Today, that’s no longer the case: the regional license and the national NRA code are two distinct things, and both are needed.

Here is the complete picture of what is needed today to operate legally:

1. ETV tourist license of the Balearic Islands

Issued by the Insular Council of Formentera, with technical requirements, zoning, authorised number of beds, and mandatory liability insurance.

2. NRA — Rental Registration Number

A national code obtained through the Digital Single Window for Rentals managed by the College of Registrars. To obtain it, it is necessary to present the CRU (Unique Registration Code), the cadastral reference, the maximum number of guests, and a declaration of compliance with regional and municipal regulations.

3. SES Hospedajes

System of the Ministry of the Interior for the real-time communication of hosted travellers’ data, mandatory since 2023.

4. Annual Information Model N2

Stipulated by Order VAU/1560/2025, requires the annual telematic submission of a file containing all rental contracts from the previous year, to be deposited with the Property Registry.

Four different levels of compliance. Those who manage only one are exposed to risks.

What happens if one does not comply?

The consequences are concrete and immediate:

Digital platforms are required to remove any listing without a valid NRA. Airbnb, Booking.com, Vrbo, HomeToGo: if the code is not visible, the listing disappears. No announcement, no bookings.

Decree Law 4/2025 of the Balearic Islands provides for stricter penalties: illegal vacation rentals can incur fines of up to 500,000 euros. Booking platforms will share responsibility if they market properties without a license.

The specific context of Formentera: an even more delicate market

Formentera presents a particularly complex regulatory situation that anyone looking to invest must be well aware of.

From April 16, 2025, Decree Law 4/2025 prohibits new tourist accommodation places in multi-family buildings throughout the Balearic archipelago. In Formentera, the specific requirements of the Quality Plan for the commercialisation of tourist stays in homes for the period 2025–2030 also apply. Decree Law 3/2022 had already established a moratorium since February 2022, during which it is not possible to submit responsible declarations to start tourist activities.

In practice: the only legal way to enter the vacation rental market is to purchase a property that already has a valid license.

According to a 2025 report, 47% of tourist accommodation in Formentera consists of vacation rentals, the highest percentage of all the Balearic Islands. This data explains both the increasing regulatory pressure and the strategic value of those holding an existing license.

What does all this mean for those who want to invest?

The regulatory framework, as complex as it may be, offers a clear message to informed investors:

Properties with valid tourist licenses are a rare and depleting asset. The moratorium closes access to new licenses, and the double layer NRA + ETV creates a technical barrier that expels unstructured operators from the market.

Paradoxically, the current restrictions represent an opportunity for well-advised investors: properties with licenses have significantly increased their value, the reduced competition can translate into better returns, and professionalisation eliminates informal competitors. Whoever buys a villa or a finca in Formentera today, already equipped with an active ETV license, is not just buying a property: they are buying an acquired right that will be difficult to replicate.

Checklist: what to check before buying

Before finalising a purchase for rental purposes in Formentera, it is essential to verify:

Legal status of the license

• That the ETV license is active, not suspended, not in dispute
• That there are no open sanction procedures against the property

Property characteristics

• The number of authorised beds (linked to the cédula de habitabilidad)
• That the property is not in a multi-family building (excluded by the new Decree 4/2025)

Regulatory compliance

• Urban zoning (not all areas of Formentera allow tourist use)
• That the seller has already obtained or is able to transfer a valid NRA

The short-term rental market in Formentera remains one of the most profitable in the Balearic Islands, but it has become a market for professionals. Navigating this complexity without the right guidance exposes one to penalties, loss of visibility on platforms, and, in the worst-case scenario, an investment that cannot legally generate income.

If you are considering a purchase or already own a property and want to understand if you are compliant, contact us: we analyse together the specific situation of your property.

Article updated in April 2026. The regulations on the short-term rental sector are constantly evolving: we recommend that you always check the most recent regulations with a specialised consultant.