Impactos de la vivienda turística en Málaga (I-INGOT boletín de investigación nº 5)

The report “Impactos de la vivienda turística en Málaga” is a public research publication produced by the University of Málaga, authored by Manuel Moreno Linde, a contracted professor of Administrative Law. It stems from the I‑INGOT research programme, which investigates the effects of short‑term tourist accommodation (VUT) on the public‑law landscape of the province of Málaga. The study builds on a project launched in summer 2023 and incorporates data collected up to early 2025, reflecting the latest debates on the Andalusian decree governing tourist housing.

Statistical analysis shows that 54 % of the variation in residential rental prices in Málaga can be attributed to the presence of tourist‑use dwellings. Each 10 % increase in VUT concentration raises rent by approximately €3.29 per m². In a scenario where VUTs represent 10 % of the municipal housing stock, rental prices in 2023 would be 31 % higher than in a no‑VUT scenario. Spatial correlation tests confirm that districts with denser VUT clusters experience correspondingly higher rents.

The conversion of residential units to tourist accommodation reduces the supply of long‑term homes, intensifying the housing crisis. The report notes that Spain hosts over 350,000 tourist apartments, roughly 10 % of the rental market, with Andalusia being a European hotspot for short‑term rentals. This “oil‑spill” pattern of VUT expansion from the historic centre to peripheral zones has been identified as a driver of reduced permanent housing stock.

Qualitative observations highlight several social tensions: overcrowded public spaces, noise from nightlife linked to tourist stays, and a decline in traditional neighbourhood commerce. Residents report diminished opportunities for neighbourly interaction, increased insecurity, and a symbolic displacement as local shops are replaced by tourist‑oriented services such as lockers and gourmet take‑aways.

The study outlines recent legislative developments, including EU Regulation 2024/1028 on data sharing for short‑term rentals and Spain’s Royal Decree 1312/2024 establishing a unified leasing register. It also references the Andalusian Decree 31/2024, which empowers municipalities to set limits on VUT numbers. Málaga’s own measures, introduced in 2025, prohibit new tourist apartments where they exceed 8 % of the residential stock, though critics argue these limits arrived too late.

To mitigate adverse effects, the authors suggest a balanced urban‑planning approach that aligns tourism growth with affordable housing objectives. Suggested actions include stricter zoning controls, transparent registration of VUTs, and potential local taxation—subject to competence reforms—to fund municipal services impacted by tourism. The report stresses the need for coordinated action between regional, national, and EU bodies to ensure responsible tourism that does not undermine housing sustainability.