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Airbnb criticises Spain’s new rental rules: Data shows crackdowns on owners don’t stem overtourism

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Amsterdam brought in new rules for Airbnb hosts in 2022 and the results are revealing.

Short-term rental booking platform Airbnb has hit back at Spanish restrictions on rental properties, stressing that they will have severe repercussions for both income and jobs.

Citing research undertaken by Oxford Economics in late 2024, Airbnb warns of 400,000 jobs being put at risk by the regulations, alongside almost €30 billion of income.

The Spanish government implemented new regulations on short-term rentals on 2 January. Any property owner wishing to rent out their house is now required to be registered in a national database and obtain a permit before they can list their property on booking platforms.

Accommodation providers are also required to collect sensitive personal information from their guests, including bank details and personal identifiers. Spain has also proposed to raise VAT on short-term rentals to match the 10 per cent paid by hotels.

Although it went live in January, the regulation won’t be fully enforced until 1 July. After that date, property owners risk fines of up to €600,000 for non-compliance.

Why is Spain placing these restrictions on rental properties?

For the Spanish government, companies like Airbnb are fueling a housing crisis that can only be stopped through regulation.

“Our obligation is to prioritise use of homes over tourist use,” Prime Minister Pedro Sanchez said at a press conference last week. “There are too many Airbnbs. What’s lacking is housing.”

Sanchez claims that non-residents from outside the EU bought approximately 27,000 houses and apartments in Spain in 2023, not to live in but to make money from. “With the housing scarcity that we have, we clearly cannot allow this,” he concluded.

Alongside restrictions on who can rent out houses and new red tape for potential landlords, Spain is hoping to apply a tax of up to 100 per cent on property purchases for non-EU buyers. This would include buyers from the UK.

Another reason for the changes is residents speaking against the effects of overtourism. Throughout 2024, parts of Spain were rocked by dramatic anti-tourism protests at visitor hotspots, with more expected in 2025.

Despite local protests, Spain saw a 10 per cent increase in visitors in 2024, with 94 million foreign tourists visiting according to Tourism Minister Jordi Hereu.

For property owners, the implementation of these new rules is an unwelcome and often confusing addition.

“There is a lot of uncertainty about it,” says Samuel Toribio, head of Europe at rental platform Homelike. “We are seeing different layers of legislation being applied at the same time that in some cases are contradictory.”

Toribio notes that these different applications at municipal, regional and nationwide levels are causing confusion in the market. While the national policy requires a registration number, some regions are implementing the rules differently.

In Andalucia, for example, the rules change depending on the length of the rental term, and in Madrid, a rule is being passed preventing any new short-term rentals in the city centre. “There is a lack of standardisation in the scene that leads to worrying uncertainty,” he added.

Airbnb warns of impacts on rural communities and small businesses

The Oxford Economics report found that 141 million guest nights were spent in short-term rentals in Spain in 2023. Hosts earned €5.4 billion, but having those guests in Spain earned the economy €29.6 billion through spending in shops, restaurants and local businesses.

“Excessive restrictions imposed on short-term rentals will not only be detrimental to hosts but also to rural development and commercial activity in small local businesses,” says Airbnb. “They will also harm family tourism that simply seeks to find affordable accommodation in non-crowded areas, damaging Spain’s competitiveness as a family destination.”

Data from Eurostat shows a trend towards rural and less-visited locations for short-term rentals. In 2023, 33.6 per cent of nights were spent in rural areas, up from 31 per cent in 2018, an increase of 17.6 million guest nights.

Last year, around 150 small Spanish towns and municipalities welcomed their first tourists, and Airbnb has rentals available in more than 5,000 rural and non-urban localities across the country.

“Airbnb’s role in promoting these rural experiences enhances the appeal of these destinations, empowers local communities, and encourages sustainable tourism practices,” concludes Oxford Economics.

Airbnb says 70 per cent of its bookings are for properties in rural or low-density urban areas.

“By staying in a holiday home, these travellers have discovered new neighbourhoods and landscapes,” said Juliette Langlais, EMEA Public Affairs Director at Airbnb. “By directing tourists away from crowded urban destinations where hotel supply, concentrated tourist flows and local challenges accumulate, short-term rentals have dispersed the benefits of tourism to local families and business in countless rural destinations.”

Rental platform HomeToGo told Euronews Travel that, in 2024, 87 per cent of its searches for stays in Spain were for rural destinations.

Do restrictions on holiday rentals solve overtourism?

Case studies from other cities where restrictions on short-term rentals have been imposed suggest this will not be the golden bullet Spain is looking for.

In Amsterdam, which has implemented a number of regulations on short-term rentals, the tourists haven’t stopped coming. Since the current regulations were introduced in 2022, the overall guest nights in the city have increased by 12 per cent.

While hotels have seen guest nights soar, the impact of the regulations has hit short-term rental owners disproportionately. In the same period, there was a 52 per cent decrease in short-term rental guest nights, which Oxford Economics says could mean €269 million in potential host earnings have been lost.

The report also flags a growing ‘informal’ rental market, where hosts simply ignore the system and rent to guests unofficially, advertising in classifieds or on social media instead of regulated platforms.

“Airbnb understands that in certain areas popular with tourists, where dedicated short-term rentals make up a large share of the housing stock, the impact on housing costs and availability could be relatively high,” says Jaime Rodríguez de Santiago, General Manager of Airbnb Spain. “This is where Airbnb is open to working with governments to enforce targeted and tiered regulation.”

Short-term rentals make up a tiny proportion of the total housing stock in major European cities. Amsterdam has the highest proportion, but it’s still only 1.5 per cent. In Spain, 1.2 per cent of Barcelona and Madrid’s housing is classified as short-term rentals.

But even this is not the full picture, as many of those rentals are lived in for at least some of the year by the property owners. When it comes to dedicated rentals, which are available for at least 180 nights a year, Madrid’s share is 0.1 per cent and Barcelona’s 1.3 per cent.

Airbnb claims that the hotel lobby has been pushing the message that short-term rentals are to blame for housing shortages. But if it’s not Airbnb and similar platforms causing the housing crisis, what is?

“The main issue is the lack of supply,” Samuel Toribio told Euronews Travel. “The rhythm of new houses built hasn’t yet reached the standards of 2007 due to an increased cost of production, lack of professionals in the industry and inability to attract investment.”

Toribio also cites the new residential law in Spain, which came into effect in 2023, as being ‘scary’ for the industry. He says that there is a lack of fiscal incentives for private landlords to put more housing on the market.

Airbnb Spain says the fundamental problem is not enough houses being built. “In the last decade, Spain has built fewer homes than at any point since 1970,” a spokesperson told Euronews Travel. “In 2023, data from the Ministry of Housing shows that the creation of new households in Spain outpaced the number of new homes built by three to one.”

The rental platform also points out that Spain has over four million vacant homes, accounting for more than 14 per cent of its housing stock.

When it comes to overtourism, Toribio notes that discussions are needed that go beyond the current regulations. “There is a huge need for a discussion around potential quotas and the type of tourism that cities can absorb,” he says.

Airbnb and the Oxford Economics report both flag that, by implementing these restrictions, Spain could actually be driving more tourism to the already overcrowded cities and urban areas.

“These regulatory limitations are contributing to Spain’s tourism economy being heavily reliant on international hotel chains, super-concentrated in certain urban and coastal areas,” says Airbnb. “This is fueling mass tourism and driving up accommodation prices for travellers, with little or no benefit to local families.”

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  • Daniela Daecher is a twenty-something bookworm and coffee addict with a passion for geeking out over sci fi, tv, movies, and books. In 2013 she completed her BA in English with a specialization in Linguistics. In 2014 she completed her MA in Linguistics, focusing on the relationship between language and communication in written form. She currently lives in Munich, Germany.

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Yes, you can still visit Barcelona. Here’s how to do it more responsibly

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Before visiting Barcelona in March, I’d read the headlines with a healthy mix of scepticism and concern.

Tourists sprayed with water guns. Locals shout: ‘Tourists go home!’ More protests planned.

They painted the picture of a people fed up with the economy of coming and going. And there was no escaping it: my presence could contribute to the problem. I was travelling to run the city’s marathon – one of its biggest international events – and wondered if I’d picked the wrong time.

As is so often the case, the reality was more nuanced.

Big events bring big money – but also big crowds

International marathons are big business. According to its title sponsor, Bank of America, the 2022 Chicago Marathon generated about €340 million, created almost 3,000 jobs and pumped €145 million into the local economy.

Barcelona’s marathon isn’t quite on that scale, but still 27,000 people signed up for the March race – 7,000 more than ever before.

That’s roughly the number nine cruise ships would carry at full capacity, all descending on the city for one morning of hard work and one night of celebratory cava and vermút.

Would the city bristle at yet another influx of visitors eager to get lost in the Gothic Quarter, marvel at Gaudí’s masterpieces and feast their way through the mercats?

Not at all. I wasn’t met with water guns – although they would’ve been welcome at points along the 42-kilometre course – but with cries of encouragement.

Thousands of locals lined the streets. The energy was electric. The city felt proud.

None of this was a surprise. Marathons have yet to become targets for anti-tourism protestors, even if ‘race-cations’ are on the rise.

Still, the tension is real, and the impacts of overcrowding aren’t hard to find.

Why some locals are reaching their limit

Barcelona is one of Europe’s most visited cities. More than 12 million people visit each year, and about five million make a beeline for Park Güell and Sagrada Família alone. The pressure on these places – and on the people who live nearby – is immense.

Yet tourism accounts for more than 125,000 jobs and nearly 15 per cent of the city’s economy.

For many locals, this isn’t about banning tourists. It’s about finding a sustainable balance.

“Barcelona is a much calmer, safer and more welcoming city than what is reported, but sometimes we pay more attention to isolated events that make a lot of noise,” says Jordi Luque Sanz, a Barcelona native, food writer and senior culinary attaché at Bon Vivant Communications, a firm that manages chefs and high-end restaurants around the world.

“Having said that, I will not deny that tourism has grown enormously in recent years, that we lack an adequate model because no government has been interested in developing one seriously and that some areas are very overcrowded.”

During my trip, checklist destinations like La Rambla and Sagrada Família were packed, despite grey, wet and unpredictable weather. At one restaurant, I watched as a waiter – with the patience of a saint – repeatedly turned away diners who had ignored a “reservations only” sign and barged in to ask for a table, always in English.

At Park Güell, confused visitors, unaware they needed to book tickets online, met with exasperated workers. There, I overheard one staff member exclaim to a Spanish-speaking couple: “What a miracle to hear people speaking Spanish in this place!”

Cruise ships and short-term lets are under scrutiny

Much of the strain stems from how people visit the city.

Among the biggest flashpoints are short-term rentals and cruise ship tourism. Many apartments have been converted intoAirbnbs, pricing out locals and turning once-quiet streets into party zones.

“Here we don’t have ‘suburbia,’” says Ann-Marie Brannigan, an Irish expat and co-founder of Runner Bean Tours who has lived in Barcelona for almost 20 years. “Some people don’t know much about neighbourhood or flat living. It took me years to get used to it.”

She says that many tourists will often sit out on balconies or terraces, drinking and talking long after midnight – a taboo in Barcelona communities.

“If you want to have fun and party, you should go out to zones where there are clubs,” she advises.

Meanwhile,cruise ships unload thousands of day-trippers who rarely stay long enough to contribute meaningfully to the local economy.

Last May, Barcelona’s mayor, Jaume Collboni, warned that the volume of short-term travellers was overwhelming popular areas and crowding public transport. “We are reaching a limit, and we need to put a cap [on one-day visitors],” he said.

The cultural toll is just as concerning.

Longtime residents are watching their city change as historic bars, restaurants and neighbourhood markets are rebranded to suit the tastes of a transient crowd, and chintzy shops now occupy historic buildings in El Born and the Gothic Quarter.

What travellers can do differently

Beyond the big-name attractions, though, a less saturated and more rewarding Barcelona still exists.

The Recinte Modernista de Sant Pau offers a remarkable look at Barcelona’s modernist movement with a fraction of the crowds of Sagrada Família just down the road.

Small coffee shops like Dalston and Sip pair locally roasted beans with friendly service.

Less-frequented venues like the historic Mercat de Sant Antoni and pintxo favourite Quimtet & Quimtet – standing tables only – offer antidotes to overcrowded hotspots.

These are the kinds of experiences experts like Luque suggest seeking out.

“The great monuments – La Sagrada Família, Casa Batlló, the Picasso Museum – are fabulous, but it’s worth trying to get to know other places, such as the neighbourhoods of Poble Nou or Sants, where everything is much more real,” he says.

Luque recommends local markets like Mercat del Ninot and Mercat de Galvany over the packed Boqueria and encourages travellers to explore quieter corners of Eixample, “not just along and around Paseo de Gracia, which is a wonderful street but too crowded.”

Dunnigan suggests places like Montjuïc and Glòries if you want to see more local – and overlooked – sides of the city. “The cemetery in Montjuïc is absolutely beautiful, and no one goes there,” she says, highlighting the Art Nouveau-style mausoleums built by the city’s bourgeois for their loved ones around the turn of the 20th century.

Glòries, she adds, offers a window into the city’s modern architecture, including landmarks like the excellent Design Museum of Barcelona and Encants Market.

And she encourages visiting community festivals instead of just big ones like La Mercè.

“Every neighbourhood has two a year, with food and sardanas (traditional music dancing),” says Brannigan. “They’ll give you a much more local feel.”

It also helps to know – and follow – local etiquette. Luque has a few suggestions.

Don’t go shirtless, he says. Avoid rowdy antics in residential neighbourhoods. Drinking in the street? Not allowed. And learn a few Catalan or Spanish phrases. “A ‘gràcies’ for thank you or ‘hola’ for hello always helps and a smile opens many doors,” he says.

Is Barcelona at a crossroads?

At a recent summit in the city, protestor Elena Boschi made a pointed declaration to the media members in attendance: “We want tourists to have some level of fear about the situation – without fear, there is no change.”

Her words underline the growing tension between a city that depends on tourism yet struggles to manage its impact – a tension that’s evident to anyone visiting the city.

With protestors planning Europe-wide disruptions on 15 June – across Barcelona, Venice, Lisbon and beyond – the atmosphere is more volatile than ever. But it’s also clear that Barcelona isn’t vehemently anti-tourist. It’s simply asking for a different kind of tourist: one who comes with curiosity and listens as much as they look.

Author

  • Daniela Daecher is a twenty-something bookworm and coffee addict with a passion for geeking out over sci fi, tv, movies, and books. In 2013 she completed her BA in English with a specialization in Linguistics. In 2014 she completed her MA in Linguistics, focusing on the relationship between language and communication in written form. She currently lives in Munich, Germany.

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Healing petals: Why spring flower season in Europe is the natural therapy you didn’t know you needed

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Feeling stressed? Try flowers.

Experts have long said that exposure to nature can improve our well-being. Studies have backed up the power of ecopsychology, showing how even brief moments in the wild – from a stroll in a city park to a pilgrimage to view bluebells – can boost your mood, help you to feel more focused and empathetic, and even lower blood pressure.

Whether it’s the scent of lilies, the calming hues of hanging wisteria or the simple pleasure of spotting the season’s first poppies, floral blooms are good for you.

And spring in Europe might just be the best time and place to experience them.

Step into a living painting in Monet’s garden

In France, the small village of Giverny is a must for anyone who has ever wanted to step into a painting. Claude Monet designed his now-famous garden in 1883 as a living canvas that he could return to year after year. Even 150 years later, it is still full of life.

In spring, Monet’s garden bursts with the poppies, peonies and irises he immortalised in his Impressionist works. At the centre of it all is the lily pond, complete with the wisteria-covered Japanese bridge – in full bloom in May – that features in his most iconic works.

Run by the Fondation Claude Monet, the garden opens from 1 April to 1 November. Peak blooms arrive from April through June, but this is one place you can visit in any season to reconnect with nature.

Tulip mania blooms in the Netherlands

About 40 kilometres southwest of Amsterdam, the Keukenhof gardens are a spectacle of spring colour and one of Europe’s most famous floral destinations.

Developed as a giant floral display in 1949, the park showcases about seven million flowering bulbs across 32 hectares, including more than 800 varieties of tulips – the country’s most famous flower – alongside daffodils, orchids, hyacinths and lilies.

The gardens open from just March to mid-May each year. If you fear missing out on an essential windmill-and-tulip photo, note that Keukenhof publishes a fieldreport on which flowers are in bloom. Currently, you can witness late-flowering tulips, alliums and irises.

Tuscany’s poppies set the hills on fire

As Italy emerges from winter, Tuscany puts on its own natural show.

From April to May, wild poppies pop up between rows of vines and fields of cypress trees, painting the countryside in vivid red. The flowers prefer warm, dry places, which makes the UNESCO World Heritage Site of Val D’Orcia a prime spot to find them – ideally with a picnic under a blue spring sky.

Tuscany is home to several excellent hiking routes that take in fields of wheat, lush forests and medieval towns. For an unforgettable hike, you can set off on sections of the Via Francigena, an ancient pilgrimage trail that stretches from Canterbury to Rome.

Scotland and England’s bluebell woods are nature’s reset button

In central Scotland, the Glen Finglas estate in the Trossachs National Park is one of the UK’s most biodiverse areas and a brilliant place to catch the first bluebells of the season.

Managed by the Woodland Trust, this vast landscape of ancient forest, lochs and upland trails bursts to life in spring. Bluebells carpet the woodlands by early May, with rare orchids and mosses appearing later in the season. Hikers can follow several trails, but the 27-kilometre Mell Circuit offers some of the best floral vistas and hilltop views.

For an easier escape, try Richmond Park’s Isabella Plantation. A little southwest of Wimbledon in London, this enclosed woodland garden becomes a riot of colour each April and May, when its pedestrian-only Bluebell Walk opens.

Slightly further afield, Kent’s Hole Park Gardens offers an annual “bluebell spectacular,” complete with abluebell barometer keeping you informed of the colours you can expect.

Author

  • Daniela Daecher is a twenty-something bookworm and coffee addict with a passion for geeking out over sci fi, tv, movies, and books. In 2013 she completed her BA in English with a specialization in Linguistics. In 2014 she completed her MA in Linguistics, focusing on the relationship between language and communication in written form. She currently lives in Munich, Germany.

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ATM 2025 highlights AI, accessibility and sustainability as key definers of the future of travel

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Four days of discussions and presentations highlighting emerging travel trends and ambitions at the Arabian Travel Market (ATM) came to a close yesterday.

Taking place at the Dubai World Trade Centre, the Middle East’s leading travel and hospitality trade show is expected to have welcomed a record-breaking number of visitors, up from 46,000 last year.

Tourism boards, airlines, hotels and tech providers from across the globe, as well as ministers, executives and entrepreneurs, were in attendance.

Here’s what the experts say is in store for the future of worldwide travel.

Connectivity is at the core of the travel industry

The 32nd edition of ATM saw a diverse roster of panel talks, networking events and exhibitions spanning sectors from aviation and accommodation to wellness, hospitality and MICE (meetings, incentives, conferences and exhibitions).

This year’s theme, “Global Travel: Developing Tomorrow’s Tourism Through Enhanced Connectivity,” set the tone for a programme focused on how the industry can adapt to changing expectations.

Jonathan Hesty, portfolio director for RX Global, organiser of ATM, said connectivity is “hugely imperative to all of us, not just organisations and destinations, but us as travellers as well.”

“A connected industry allows people to move around the world, to experience new destinations they may never have been to before, to learn about new cultures,” he added.

“From an industry point of view, it gives a chance for people to connect to new customers, to help new people experience the delights that we have on show here at ATM this week.”

Sustainability is a cornerstone of the travel sector

One overarching topic of the week was sustainability, which Hesty described as the “cornerstone of our content programme”.

Sessions covered myriad aspects of green travel, including regenerative and responsible tourism, food waste in hospitality, and how to form a circular economy to try and minimise the carbon impact of the industry.

“We’re delighted to provide a platform for the industry to talk about it, to share and to work out strategies to reduce the carbon impacts of the industry,” said Hesty.

A spokesperson for Dubai Holding Entertainment, which operates some of Dubai’s most iconic attractions and family destinations, described sustainability as “a very important pillar of our organisation”.

“We have assets where we offer experiences to families, and we believe that it is very important to teach new generations about sustainability,” the spokesperson said.

“We have very specific programmes about energy savings and waste management. We have an amazing attraction called Green Planet that is all about nature and sustainability.”

For Cristian Stanicic, general director of the Croatian National Tourist Board, sustainable tourism is also about visitor numbers.

“We want to be focused more on less popular tourism destinations, smaller tourism destinations,” he said.

“And we want to extend our tourism season to pre- and after-season, not only in the summer season, because we want to avoid some scenarios that we’ve seen in other Mediterranean countries with overtourism.”

Technology is transforming the travel experience

Technology was highlighted as a key way to redefine the visitor experience.

Mohamed Abdallah Al-Zaabi, CEO of hotel marketing company Mirai, said AI is at the core of their development strategy for their destinations Yas Island and Saadiyat in Abu Dhabi.

“One of our main goals on Yas Island and Saadiyat is to create a unique and immersive experience for our customers,” he said.

“We use big data and machine learning to better understand customer behaviour, better understand our existing data, capture data, and based on that, we customise and tailor different and new experiences.”

Similarly, Dubai Holding Entertainment said technology is key to learning about customers’ interests.

The group uses AI to understand what kind of new experiences families are looking for and, therefore, where to invest.

Travel that is accessible to everyone

Discussions also centred around accessibility within the travel sector. Asam Kalbham, CEO of Dubai Corporation for Tourism and Commerce Marketing, talked about how Dubai is ensuring inclusivity.

DXB International Airport has an open skies policy, he explained, and works with airlines that prioritise accessibility.

“I’m so proud to say that we have just recently been announced as the first city in the Eastern Hemisphere that is certified autism destination,” he added.

“And Emirates Airlines has got the certification as well, as well as Dubai Airport, DXP International, Expo City and other facilities.”

Kalbham emphasised that, “accessibility for us means every single person from every part of the world and all walks of life should be able to enjoy Dubai.”

Author

  • Daniela Daecher is a twenty-something bookworm and coffee addict with a passion for geeking out over sci fi, tv, movies, and books. In 2013 she completed her BA in English with a specialization in Linguistics. In 2014 she completed her MA in Linguistics, focusing on the relationship between language and communication in written form. She currently lives in Munich, Germany.

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