Holiday rental management in Madrid, with nothing to worry about
We manage holiday lets in Madrid city: Airbnb and Booking reservations, pricing, guests, cleaning and paperwork. You receive the income and a report every month.
On what you receive, not on what the guest pays.
- No tie-in
- No upfront fee
- Tailored to your property
Madrid: demand twelve months a year and less competition
Madrid welcomes travellers all year round: cultural tourism, weekend breaks, trade fairs and conferences at IFEMA, concerts, football and the San Isidro bullfighting season at Las Ventas, which drew more than 611,000 spectators in 2026. In 2025 the city recorded 11.2 million visitors and 23.8 million overnight stays across hotels and tourist apartments.
There is no real low season here: according to the INE, in 2025 the months with the most hotel overnight stays were October and May, and in August domestic travel dips but international visitors make up for it. Our four flats in Las Ventas have had arrivals every month since we took them on.
And supply is shrinking: the INE counted 10,836 holiday lets in the municipality in May 2026, down from 18,842 in August 2024. With fewer flats competing and most new registrations closed off by the Plan Reside, a well-managed property with its licence in order has more headroom than ever.
Madrid in figures
- Holiday lets in Madrid
- 10,836INE, May 2026 (18,842 in August 2024)
- Bed places in holiday lets
- 38,513INE, May 2026
- Share of all homes
- 0.71 %INE, based on the 2021 Census
- Population
- 3,506,730Municipal register, 1 January 2025
- Madrid-Barajas Airport
- ≈24 kmfrom the centre, by car
- Flats we manage
- 4in Las Ventas, since December 2025
Sources: INE, experimental statistics on holiday lets (May 2026) and municipal register at 1 January 2025. Approximate road distances.
Tourist licence in Madrid: Plan Reside and regulations in 2026
Reviewed in October 2026. The rules change often: before you take any step, we go through your specific case with you.
- 1
The City Council’s Plan Reside
Approved on 27 August 2025, it divides the city into two zones. In the Historic Centre, individual holiday lets are no longer allowed in residential buildings, not even on the ground floor: only whole buildings. In the rest of the city, a new holiday let is only possible on the ground or first floor with its own street entrance, or in a whole building.
- 2
Municipal permit
In Madrid city you also need the City Council’s planning permit (título urbanístico) for the activity. Operating without it can lead to a cease order and fines starting at €30,001.
- 3
Responsible declaration to the regional government
Decreto 79/2014 (regional decree), as amended by Decreto 27/2026 (in force since 26 April 2026), requires it to be filed electronically and the property to be entered in the Registry of Tourism Businesses. You must provide the municipal permit and the CIVUT, a certificate issued by a qualified technician covering heating, hot water, blackout, fire extinguisher and evacuation plan.
- 4
Floor area and capacity
The 2026 decree sets minimum sizes per room and a capacity of up to 4 people in homes of 25.5 to 40 m² of usable floor area, plus 2 places for every additional 12 m² in another room. Homes that were already registered have until 26 April 2029 to adapt.
- 5
Your community of owners
Since 3 April 2025, opening a new holiday let in a building with a community of owners requires its express approval by three fifths of the owners, who must also hold three fifths of the ownership shares. The community can also restrict the activity or raise the property’s share of common costs by up to 20 %. Homes that were already operating before that date can carry on.
- 6
National registry and guest registration
In May 2026 the Supreme Court annulled the national single registry for short-term rentals: the number that counts is the one issued by the Community of Madrid. What has not changed is guest registration: each guest’s details must be reported to the Interior Ministry within 24 hours. At Opal we do this for you, at no extra cost.
General information, not legal advice. Sources: Decreto 27/2026 (BOCM, Madrid official gazette), Plan Reside (Madrid City Council), Horizontal Property Act (BOE), Supreme Court ruling on the single registry (BOE) and Real Decreto 933/2021 (BOE).
Managing holiday lets in Madrid: what we do for you
We run your Airbnb and Booking listings in Madrid from start to finish, so all you see is the income.
Nightly pricing
We adjust the nightly rate every day to demand: IFEMA trade fairs, concerts, San Isidro, bank-holiday weekends and ordinary weekends.
Guest care
Messages before, during and after the stay, in several languages and at any hour.
Check-in without waiting
Arrivals at any time, late flights and trains included, with nobody kept waiting.
Cleaning and inspection
After every check-out, so the next guest finds the home spotless and any damage is spotted in time.
Licence and registrations
We check that your flat complies with the Plan Reside and the regional decree, and file the guest registration.
Monthly report
Income, occupancy and average nightly rate for your property, with concrete proposals to improve them.
How much holiday rental management costs in Madrid
We charge a standard commission of 18 % + VAT on what you receive: what guests pay for the nights, after the Airbnb or Booking commission. Guests pay for the cleaning through a surcharge on their booking, and Opal takes no commission on it.
No tie-in and no upfront fee: we only charge when your property earns, and if one day you want to leave our management, you can. The commission is adapted to each property.
Example figures. Guests pay for the cleaning separately; it is not part of the commission.
Holiday homes we manage in Madrid
Espacio Norma 4, next to Las Ventas
One-bedroom flat with air conditioning, close to the metro and the bullring.
See the listing on Airbnb ↗Espacio Norma 1
One of the four flats we manage in the same building. All four score between 9.2 and 9.4 on Booking.
See the listing on Booking ↗What guests say about our homes in Madrid
Real reviews, copied word for word from our listings. Where we have shortened one, we mark it with […].
Great flat in an incredible location. […] Check-in was automated and very easy. The metro is very close, surrounded by shops and bars. I recommend it without hesitation!
The flat is very good, clean, with everything you could need, in a quiet, well-connected area. Dealing with the person who manages it was easy and friendly. Recommended!
We had a really good time, the place is very pretty and they had a book with information on transport and places to visit during our stay in Madrid; the hosts are also really nice people, my family and I were very comfortable
Holiday rentals in Madrid: frequently asked questions
Can I let my flat to tourists in Madrid in 2026?
It depends on where it is. Under the Plan Reside, only whole buildings are allowed in the Historic Centre. In the rest of the city, a new flat can only operate as a holiday let on the ground or first floor with its own street entrance, or if it is a whole building. You also need the municipal permit and the responsible declaration to the Community of Madrid.
I already have a licence in Madrid. Can I keep letting?
Yes. Homes with a municipal permit and a valid registration may carry on operating. Under the 2026 decree they have until 26 April 2029 to meet the region’s new requirements; we help you check them.
What is the CIVUT?
It is the certificate of suitability signed by a qualified technician to confirm that the property meets the requirements of the Community of Madrid’s decree: heating, hot and cold water, blackout, fire extinguisher, emergency signage and evacuation plan. You need it to file the responsible declaration.
Do I need my community of owners’ permission?
Yes, for a new holiday let: since 3 April 2025 you need the approval of three fifths of the owners, who must also hold three fifths of the ownership shares. Anyone already registered before that date can carry on.
How much does a holiday rental management company charge in Madrid?
In Spain the usual range is 15 % to 25 % of income, depending on the services included and the amount it is calculated on. At Opal the standard commission is 18 % + VAT on what the owner receives after the Airbnb or Booking commission, with no tie-in and no upfront fee. Cleaning is paid by the guest and we take no commission on it.
Which months are busiest in Madrid?
Madrid has demand all year round. According to the INE, in 2025 the months with the most hotel overnight stays were October and May; August is quieter for domestic travellers, but international visitors make up for it. IFEMA trade fairs, concerts and San Isidro move prices, which is why we adjust the rate every day.
Is the national single registry number still compulsory?
No. In May 2026 the Supreme Court annulled the national single registry for short-term rentals. What remains compulsory is the regional registry number, which must appear in every listing.
Do you own a property in Madrid?
Tell us where it is and what it is like. We will tell you how much it could earn and what it would take to get started, including whether your licence is in order.
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