Law 11/2025 on housing and urban planning in Catalonia: key new features
The Law 11/2025, of December 29, on measures regarding housing and urban planning, approved by the Parliament of Catalonia on December 18, has been published in the DOGC no. 9574 dated December 31, 2025 and comes into force on January 1, 2026. The regulations introduce relevant changes in the regulation of rentals and in the legal framework of housing in Catalonia.
01 · New regulation of seasonal contracts
Among the main new features is the new regulation of seasonal contracts, which for the first time establishes a clear distinction between two types of temporary leases:
- Tourist or holiday uses: Subject to the regulations for tourist accommodation (HUT) and the specific regulations of the tourism sector.
- Contracts linked to professional, work, study or medical reasons: These latter rentals are subject to a regime very similar to that of standard residential rentals, with the corresponding guarantees and price limits. This distinction aims to put an end to the fraudulent use of seasonal contracts as a way to circumvent residential rental regulations.
| Impact on owners Seasonal rental contracts signed from January 1, 2026, onwards for work, study, or similar reasons must meet the same requirements as standard residential rental contracts in high-demand areas, including price limits. Using seasonal rentals as a way to circumvent the benchmark index is no longer acceptable. |
02 · Regulation for the first time of room contracts
The law regulates room rental contracts for the first time in Catalonia, a type of contract that until now operated in a legal vacuum that generated frequent situations of abuse, especially in cities like Barcelona.
- Habitability requirements: Rooms for rent must meet minimum conditions of habitability, ventilation, surface area and access to common areas.
- Price limits in stressed areas: In areas designated as having a strained residential market, room rental prices will also be subject to the reference index. The limit will be calculated in proportion to the room's size relative to the total area of the property.
- Contract Formalization: It is mandatory to formalize the contract in writing, indicating the agreed conditions and identifying the property and the landlord.
03 · Register of Large Housing Owners
The law creates the Register of Large Housing Owners of Catalonia, with new obligations for owners who exceed the established thresholds:
- Declaration obligation: Large property owners — individuals or legal entities with more than 10 residential properties, or with a constructed area exceeding 1,500 m² — must register and periodically declare their housing stock.
- Sanctioning regime: Failure to comply with reporting obligations entails a specific penalty regime, with fines that can be significant depending on the severity and frequency of the non-compliance.
- Greater market transparency: The registry will allow the Administration to have up-to-date information on the concentration of housing in the hands of large owners, facilitating the planning of housing policies.
04 · Extension of the right of first refusal and withdrawal and new Supervisory Commission
- Rights of first refusal and withdrawal: The circumstances under which the Administration can exercise its preferential right of acquisition over residential properties transferred by large corporate landlords are being expanded. This mechanism allows the Generalitat (Catalan government) or municipalities to access housing on the market for social housing programs.
- Rental Market Oversight Commission: A new commission is being created with the functions of supervision, inspection, and control of compliance with rental regulations. It will have the power to investigate possible violations and initiate sanctioning proceedings.
| Rustic Corner Tip This law directly affects landlords, tenants, and real estate investors in Catalonia. If you have questions about how these changes affect you—whether you own a rental apartment, hold several properties, or are considering investing—Rustic Corner can advise you. |
Official references and resources
Full text of Law 11/2025 in the DOGC:
DOGC no. 9574 — Law 11/2025, of December 29 (Official PDF)
Information sheet for the law in the BOE (Official State Gazette):
From Rustic Corner, as real estate experts in Barcelona, we will continue to report on the impact of this regulation on property owners, tenants and real estate investors.
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