Properties for Sale in Mallorca with ETV Holiday Rental Licence

Why ETV-Licensed Properties Are in High Demand

Properties with an active ETV licence have become among the most sought-after assets in the Mallorca real estate market. With no new licences being issued on a general basis, the supply of legally rentable properties is fixed, while demand from both holidaymakers and investors continues to grow. Buyers typically pay a premium of around 20% for a licensed property, and that premium has held firm simply because waiting for a new licence is no longer an option.

For buyers focused on return on investment, this matters. A well-located villa or finca with an active ETV licence can generate strong rental income during the peak summer months, often covering a significant portion of annual ownership costs. Platforms like Airbnb and Booking.com are entirely legal to use, provided the property has a valid licence and displays the official ETV number on all listings.

The Current Legal Situation in 2026

Understanding where the regulations stand today is essential before any purchase decision.

The moratorium

Decree-Law 3/2022 froze the granting of new ETV tourist licences across the Balearic Islands in February 2022. The moratorium has been extended and, as of early 2026, no general reopening has been announced. While the governing People's Party (PP) has expressed intentions to liberalise the market, no formal decree lifting the island-wide freeze has been implemented.

The September 2025 CBAT call

Decree-Law 4/2025 enabled a small, one-time release of 654 tourist places across Mallorca, allocated strictly in order of application receipt. Applications opened on 2 September 2025. This was not a general reopening. It was a limited release that was oversubscribed very quickly, and no further calls have been confirmed.

Palma de Mallorca

The city has taken the most restrictive stance. No new holiday rental licences will be issued in Palma after 2025. The cap stands at approximately 639 registered properties. Apartments within multi-family buildings remain off-limits for tourist use. Fines for advertising or renting without a valid licence can reach up to 40,000 euros, and platforms are now required to display the official ETV number on every listing.

The takeaway for buyers

A property with an existing, verified ETV licence is a rare and legally protected asset. When you purchase a licensed property, the licence transfers with it, belonging to the home rather than the previous owner, so you inherit the right to operate immediately.

Key regulatory milestones for ETV holiday rental licences in Mallorca

The Three Types of ETV Licence in Mallorca

Not all rental licences work the same way. Knowing the differences is essential before making any purchase decision.

ETV (Estancia Turistica Vacacional)

The standard licence for detached and semi-detached homes. Properties with an ETV licence can be rented year-round to tourists for stays of less than one month. There is no renewal requirement and no community of owners approval is needed. The cost before the moratorium was set at approximately 3,500 euros per guest place. For investment buyers, this is the licence to look for: permanent, transferable, and the most flexible of the three types.

ETVPL (ETV Plurifamiliar)

This licence applies to properties within buildings with multiple units, such as apartments. It requires approval from the community of owners and must be renewed every five years. The renewal application must be submitted before the end of the five-year period, or the licence expires automatically. Since April 2025, a national rule also requires that 60% of neighbours in the building consent to any tourist rental activity, making this licence significantly harder to maintain in practice.

ETV60

Designed for owners who rent out their primary residence while they are away. This licence allows rentals for up to 60 days per year and is non-transferable, meaning it cannot be passed to a new owner. For investment buyers, an ETV60 licence has no value at the point of purchase and should not be considered a selling point.

Rental Zones in Mallorca

Outside Palma, the island is divided into seven geographical zones that determine how a rental licence may be used. Zone classification affects how many days per year the property can be rented, whether it sits in a tourist-saturated area, and what restrictions apply.

It is critical to confirm which zone a property falls into before proceeding with a purchase. Our team can advise on zoning classifications and what they mean in practice for any property in our portfolio.

What to Verify Before You Buy

A property advertised as having a rental licence is not always straightforward. Here is what you should always check:

1. Confirm the licence is active. Request the official ETV number and verify it directly with the Consell de Mallorca or the Balearic Tourism Registry (CAIB).
2. Check the permitted guest capacity. The number of places on the licence must match the bedrooms and sleeping capacity of the property. A mismatch can affect your ability to rent legally.
3. Confirm the licence type. An ETV60 licence tied to the previous owner's residency has no value for a new buyer.
4. Verify the zoning classification. Some zones carry seasonal restrictions. A lawyer with local knowledge should review the municipal planning certificate before contracts are signed.
5. Get independent legal advice. The regulations are detailed and change frequently. We always recommend working with a solicitor who specialises in Balearic real estate law alongside our team.

At Balearic Properties, we carry out preliminary due diligence on all licensed properties in our portfolio and are happy to walk you through the details on any listing.

Talk to an Expert

Frequently Asked Questions

What is an ETV licence in Mallorca?

An ETV (Estancia Turistica Vacacional) is the official tourist rental licence required to legally rent out a residential property in Mallorca for short stays of less than 30 days. Without one, advertising or accepting bookings for short-term tourist stays is illegal and can lead to fines of up to 40,000 euros.

Can I get a new ETV licence in Mallorca right now?

In general, no. The island-wide moratorium introduced in February 2022 froze the granting of new tourist licences. A small number of places (654 total) were released in September 2025 via a one-time CBAT call, but these were allocated on a first-come, first-served basis. No further general reopening has been announced for 2026. For most buyers, purchasing a property that already holds a valid licence is the only viable route into the market.

Does the ETV licence transfer when I buy the property?

Yes. An ETV licence is attached to the property, not the owner. When you purchase a licensed home, the licence transfers with it, provided all conditions are still being met. This allows the new owner to start renting legally from day one.

What happens if I rent without a valid ETV licence?

Fines start at 5,000 euros for initial infractions and can reach up to 40,000 euros for serious or repeated violations. Platforms such as Airbnb and Booking.com are required to display the official ETV number on all listings, making unlicensed properties easier to detect and penalise.

What types of properties qualify for an ETV licence?

Detached and semi-detached homes qualify for the standard ETV licence. Apartments in multi-family buildings can apply for an ETVPL licence, but this requires approval from the community of owners and renewal every five years. Since April 2025, a national rule also requires that 60% of neighbours in a building must approve any new tourist rental.

Are there restrictions on holiday rentals in Palma de Mallorca?

Yes. Palma has the most restrictive rules on the island. No new tourist rental licences are being issued, the total number of licensed properties is capped at approximately 639, and apartments in multi-family buildings are completely off-limits for tourist use. Fines for unlicensed rentals in Palma can reach 40,000 euros.

How much rental income can I expect from a licensed property in Mallorca?

This varies by location, property size, and quality of fit-out. Well-positioned villas in areas such as Pollensa, Puerto Pollensa, Puerto Andratx, and Calvia generate strong summer income. Contact our team for realistic income projections based on comparable licensed properties in your target area.

What is the difference between ETV, ETVPL and ETV60?

ETV covers detached and semi-detached homes: it is permanent, transferable, and allows year-round rentals. ETVPL covers apartments in multi-unit buildings and must be renewed every five years. ETV60 allows a primary residence to be rented for up to 60 days per year but cannot be transferred to a new buyer, so it holds no investment value at the point of sale.

What are the rental zones in Mallorca and why do they matter?

Outside Palma, Mallorca is divided into seven zones that classify each area based on tourism pressure and sustainability criteria. Zone 1 covers coastal tourist-saturated areas; Zones 2 to 6 cover various interior and rural classifications; Zone 7 is excluded from tourist rentals entirely. The zone determines how a licence may be used and any seasonal restrictions on rental days.

How do I verify that a property's ETV licence is valid?

Request the official ETV registration number from the seller and verify it through the Balearic government's tourism registry (CAIB). Confirm that the number of licensed guest places matches the property's actual sleeping capacity, and that the licence has not lapsed. Our team handles this verification as part of our standard purchase assistance service.

Our team knows the Mallorca property market inside out. Whether you are buying a licensed villa as a family retreat with rental potential, or building a full investment portfolio, we can help you find the right property and navigate every step of the purchase.

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