Property Management · Vacation Rental Experts

Full-service holiday rental management on the Costa del Sol — VUT licensing, SES Hospedajes, guest care and marketing — one flat 20% (+ VAT).

Property management · Costa del Sol

Your property in safe, licensed hands.

Full-service vacation rental management across Benalmádena, Mijas, Marbella and Málaga. Licensing, guests, cleaning, maintenance, taxes — handled. 20% + VAT flat fee, no surprises.

Get a free valuation See what’s included
★★★★★ 4.5 / 5 · 281 reviews
13 years hosting experience
Licensed VUT + NRU registered
EN · ES · DA · SV
What we do

Three things owners ask us for — and we deliver.

🛡️

Licensing & compliance

VUT + NRU registration, tourist tax filings, Modelo 179, and the annual NRU deposit — the paperwork that keeps your property legal and listed as Spanish rules keep tightening.

🏡

Full-service hosting

Listings, pricing, guest screening, meet-and-greet, cleaning, linen, maintenance, 24/7 support — so you never get a midnight call.

💶

Transparent flat fee

20% of net rental income, plus VAT. No setup charge, no hidden markup on cleaning, no surprises. Monthly statement you can actually read.

Why it matters now

The rules doubled. Fines got real — and now so does revocation.

Spain now requires two separate registrations for every short-term rental, and platforms are enforcing the new one automatically. Without a live VUT number (Junta de Andalucía) and a live NRU number (Colegio de Registradores), your property is delisted from Airbnb, Booking and Vrbo — not fined, delisted. And from February 2026, the NRU must be re-confirmed every year with an annual deposit filing, or it’s revoked.

  • VUT registration and annual maintenance in the Junta de Andalucía register
  • NRU registration with the Colegio de Registradores + annual February deposit filing
  • Modelo 179 quarterly reporting to Hacienda
  • Tourist tax collection and filing where applicable
  • SES Hospedajes / Ministerio del Interior guest reporting within 24h of check-in
  • Community-of-owners and noise compliance on your behalf
At a glance

What changes in 2024–2026

Every Feb
NRU deposit filing window
24h
SES Hospedajes reporting
€150k
Max non-compliance fine
VUT + NRU
Required per unit
What we do

Our legal and compliance work, in plain English

The part most management companies skip. We don’t.

01

Your dual registration: VUT + NRU

Two separate registrations, two separate issuing bodies, both required. Your VUT licence (formerly VFT), issued by the Junta de Andalucía, makes the property legal to rent in the region. Your NRU (Número de Registro Único), issued by the Colegio de Registradores, makes it legal to list on Airbnb, Booking and Vrbo — platforms verify it automatically. We handle the application, habitability and energy certificate cross-references, and the submission for both, and we keep them consistent so an inspection on either side finds nothing to flag.

02

Your NRU annual deposit (new for 2026)

Since January 2026, every NRU holder must file an annual deposit to the Registro de la Propiedad between 1 February and 2 March, reporting the prior year’s rental activity, plus a small annual fee. Miss the window and your NRU is revoked — which triggers immediate delisting from every online platform, with no appeal. We track the deadline, assemble the filing from your booking data, and submit on your behalf so this never becomes a phone call you receive in March.

03

The community-of-owners vote

Since April 2025, any new tourist rental in a building under horizontal property needs explicit approval by 3/5 of the owners and their participation quotas. Many owners have been caught off guard. If you need to secure or defend that approval, we prepare the dossier, attend the junta if needed, and work with a local abogado when a contested case requires it.

04

SES Hospedajes guest reporting

Every stay — one night or sixty — must be reported to the Ministerio del Interior within 24 hours with full guest identity data. We handle this for every booking automatically, which removes the single biggest silent compliance risk most self-managing owners are running right now.

05

Tax and accounting coordination

Non-resident owners face IBI, IRNR and quarterly filings, plus local tasa turística where applicable. We coordinate directly with a gestoría on your behalf so nothing slips through the deadlines. You receive clean monthly statements that your own accountant can reconcile.

What guests say

Over 275 verified reviews. Every one linked to source.

281
Verified reviews
4.5 ★
Weighted average
13
Years hosting
★★★★★
Fantastic villa, perfect stay. The hosts were brilliant — super patient and quick to answer any questions.
Amanda · Oct 2025 · Airbnb
★★★★★
Gorgeous apartment with a sea view. Nely was EXTREMELY helpful and replied very quickly. Would highly recommend.
Aoife · Jul 2022 · Trustindex
★★★★★
Our host met us at the property and was accommodating in any request. Great location, 5-min walk to shops and bars.
Deirdre · UK · Booking.com
★★★★★
Great location near the beach, port and shops. Worked really well for us as a group — comfortable and clean.
Ruth · UK · Booking.com
★★★★★
Piso monísimo totalmente reformado y muy bien equipado. Trato excelente, buena comunicación. Muy recomendable.
Belén · jul 2021 · Trustindex
The same team that earns these reviews is the team that will manage your property. Guest experience isn’t a side effect of our service — it is the service.
No surprises

What 20% + VAT actually covers.

Most competitors advertise 20% + VAT too — and bill everything else as extras. We don’t. Here’s everything inside our flat fee.

  • Listing creation, photography, and copywriting on Airbnb, Booking.com, Vrbo and direct
  • Dynamic pricing and seasonal optimisation
  • Guest communication in English, Spanish, Danish and Swedish
  • Meet-and-greet check-in and check-out
  • Standard cleaning and linen coordination
  • 24/7 guest support during stays
  • Maintenance coordination with vetted local trades
  • Monthly owner statement and annual tax summary
Quick math

On a typical 2-bed in Benalmádena

€32k
Gross / year
€24k
Net to owner
73%
Occupancy
€135
ADR

Illustrative — actuals depend on property, season and market.

Pricing

One number. No asterisks.

We charge a single percentage of net rental income. Everything below is in. What most competitors bill as extras — we don’t.

Full-service management

Flat fee · billed monthly against bookings
20%+ VAT · of net income

Included

  • Multi-platform listing & photography
  • Dynamic pricing optimisation
  • Guest vetting & comms (4 languages)
  • Meet-and-greet check-in
  • Cleaning & linen coordination
  • 24/7 in-stay support
  • Maintenance coordination
  • Monthly statements & tax summary

What competitors usually charge extra for

  • Onboarding / setup fee
  • Professional photography
  • Listing on more than one platform
  • Dynamic pricing tool
  • Marked-up cleaning (+20–40%)
  • Emergency call-out premium
  • Annual tax summary
  • Renewal / licence support
What we handle

Everything inside the fee — at a glance

The long version of “flat fee, no surprises.”

Guest experience

We handleYou stop worrying about
24/7 multilingual comms (EN · ES · SV · DA)
Late-night phone calls
Smart-lock and in-person check-in
Coordinating keys from abroad
Complaints, emergencies, damages
Difficult guests and awkward conversations
Review management on Airbnb, Booking.com, Google
Chasing guests for ratings
Stay-level incident reports
Wondering what went on last week

Property care

We handleYou stop worrying about
Weekly inspections, including during vacancies
Whether the heating kicked in during that cold snap
Cleaning and laundry between every stay
Finding reliable cleaners in August
Routine maintenance up to a pre-agreed threshold
Approving every small invoice
Supplier coordination for larger repairs — with your approval
Vetting tradesmen and chasing quotes
Pool, garden, pest-control scheduling
Seasonal maintenance calendars

Marketing & revenue

We handleYou stop worrying about
Professional photography and listing copy
Writing a converting listing yourself
Airbnb, Booking.com, Vrbo, own site
Juggling calendars and double bookings
Dynamic pricing by season, event, occupancy
Whether your nightly rate is leaving money on the table
Targeted Google and Meta ads
Paid-ad budgets and campaign management
Monthly owner statement + annual summary
Chasing payouts from each platform

Legal and compliance work is covered in full in “Our legal and compliance work, in plain English” above.

Frequently asked

Owner questions, answered.

Can you help me find a property to invest in and manage it afterwards?
Yes. We work closely with major real estate agencies across the Costa del Sol, so we can help you find a property that’s legally rentable — one that qualifies for a VUT licence and actually pencils out as a short-term rental, not just one that looks good on paper. If the place needs work before it goes live, we’ll connect you with trusted renovation companies we know by name. And for the operational essentials afterwards, we’ll introduce you to security and insurance providers we’ve worked with for years. One team, from “which property should I buy?” through to first guest.
What’s the NRU, and how is it different from my VUT?
They’re two different registrations and since July 2025 you need both. Platforms like Airbnb, Booking, Vrbo, etc… check them before they allow your listing to stay live. The VUT (formerly VFT) is your regional Andalucía tourist licence, issued by the Junta de Andalucía — it’s what makes your property legally rentable in the region. The NRU (Número de Registro Único) is the national-level registration issued by the Colegio de Registradores. From 2026, the NRU also requires an annual filing between 1 February and 2 March each year, plus a small annual fee. Miss the filing and the NRU is revoked, which delists the property from every online platform instantly. We handle both registrations and the annual NRU deposit as part of the flat fee — it’s the part most management companies still aren’t doing.
Do I need a VUT licence to rent my property short-term in Andalucía?
Yes. Any property rented for tourist stays in Andalucía must be registered in the Registro de Turismo de Andalucía as a Vivienda de Uso Turístico. Renting without one is illegal and carries fines that start at €2,000 and escalate quickly for repeat offences.
My property is in Málaga city. Can I still rent it out given the 2025 moratorium?
If your property was already registered before the August 2025 freeze, yes — existing registrations are protected. If it was not, the moratorium blocks new VUT registrations inside the city boundary for up to three years. We can help you assess your situation and look at alternative classifications where they apply.
What is the new community-of-owners vote requirement?
Since April 2025, tourist rental is prohibited by default in any building under horizontal property (most apartment buildings). You now need approval from 3/5 of the owners and their participation quotas before a new VUT can be registered. We help you prepare the case and, where needed, work with a local abogado.
What is SES Hospedajes and do I have to do it myself?
SES Hospedajes is the Ministerio del Interior’s platform for mandatory guest data reporting. Every stay must be uploaded within 24 hours of check-in with full identity documents. Missed reports carry fines up to €30,000. We handle this automatically for every booking — you don’t touch it.
What if I own more than two properties on the Costa del Sol?
Decreto 31/2024 caps individual owners at two VUTs. Beyond that, your properties need a different classification — typically Apartamentos Turísticos under Decreto 194/2010, which actually offers stronger regulatory protection. If you’re in this situation, we walk you through the options.
How does the 20% + VAT work — gross or net?
Net. Our fee is 20% of rental income after platform commissions (Airbnb service fee, Booking.com commission) and tourist tax — plus Spanish VAT on top (currently 21%). You see the gross, the deductions, our fee, VAT, and the net on every monthly statement.
I’ve seen competitors advertise “25% flat” or “20% plus extras.” How does yours compare?
Our headline is 20% + VAT. With Spanish VAT at 21%, that works out to roughly 25% all-in — the same order of magnitude as “25% flat” offers you’ll see elsewhere. The difference is what’s inside: our 20% covers licensing admin, guest handling, cleaning coordination, maintenance oversight, multi-platform listing, and tax filing support — no extras billed on top. If a competitor quotes “20% plus VAT” with a longer extras list, compare the total, not the percentage.
How much can I expect to earn from my property?
Earnings depend on location, size, quality and season. Rather than quote a number we can’t back up, we’ll prepare a tailored income assessment for your specific property based on recent bookings in comparable units in your area.
How frequently do you inspect the property?
Every week, including during vacant periods. We check the building, the utilities, and any slow-developing issues before they become expensive.
What happens if my property needs repairs?
Minor work up to a pre-agreed threshold is handled immediately. For anything above that threshold, we inform you, obtain quotes and only proceed with your written approval. No work happens behind your back.
Can I use the property myself whenever I want?
Yes. You can block any dates in advance through your owner portal. The property is still yours first.
What languages do you operate in?
English, Spanish, Swedish and Danish — in house. We work with owners and guests from across Northern Europe and Scandinavia, and we know the expectations of each.
Is there a minimum contract length?
No — we don’t lock owners into any fixed or minimum term. Some owners hand us the keys for a single summer season (July and August, say), others run year-round, and some try us out for a few weeks and then extend. You tell us the window that works for your property and your life, and we manage it for exactly that period. The only thing we ask is one month’s notice before you pause or end — that covers the upfront setup work we do when we take on a new property.

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