Lisbon, Barcelona, Valencia and Athens are tightening rules that once helped attract remote workers and long-stay visitors. The changes include restrictions on holiday apartments, the removal of some tax incentives and tighter controls on residency-by-investment schemes, with housing pressure at the centre of the policy shift.
For travellers and foreign residents, the practical effect is a move away from informal long stays and property-based residency towards licensed accommodation, formal immigration routes and closer tax compliance. These measures are not one Europe-wide ban, however: the rules differ by country, city, nationality and type of stay.
Why Southern Europe is changing course
During the pandemic recovery, several European destinations introduced digital nomad visas, simplified residence pathways and tax incentives to attract internationally mobile workers. The aim was to support local economies and fill accommodation demand after the collapse in conventional tourism.
That approach also placed additional pressure on residential housing. In popular cities, apartments were increasingly used as short-term lets or occupied by higher-income foreign residents, while local authorities faced concerns about rental affordability, neighbourhood change and lost tax revenue.
Municipalities and national governments are now responding through a combination of:
- limits on new short-term rental licences;
- stricter registration and identification requirements for tourist accommodation;
- changes to tax regimes for new foreign residents;
- higher investment thresholds for certain residency schemes; and
- more formal checks on physical presence and tax residence.
Portugal closes major routes for new arrivals
Portugal has made some of the clearest changes. The country ended the broad Non-Habitual Resident tax regime for new applicants under its 2024 State Budget framework, while introducing the narrower Tax Incentive for Scientific Research and Innovation, known as IFICI.
The replacement scheme is aimed at defined groups such as researchers, university staff and certain qualified specialists. It is not a general tax concession for every digital nomad, freelancer or retiree moving to Portugal.
Portugal has also removed real-estate purchases as a qualifying route under its Golden Visa programme. The change matters to non-EU nationals who previously viewed property investment as a possible route to residence, although other qualifying investment categories may remain available under the applicable rules.
Lisbon and Porto have separately tightened controls on local accommodation. Existing permissions and new applications can be subject to municipal planning decisions and periodic review, so property owners and visitors should check the current status of a specific listing rather than assume that an online advert is properly licensed.
Barcelona plans a major reduction in holiday apartments
Barcelona is pursuing a long-term reduction in licensed tourist flats. Under Catalan legislation, tourist-accommodation authorisations are subject to a limited validity period and local planning capacity rather than being permanently guaranteed.
The Barcelona city government has said that existing holiday-flat licences will not be renewed when the relevant transition ends in November 2028. That does not mean all short-term accommodation disappears immediately, but it signals a substantial change in the city’s accommodation market over the coming years.
Visitors booking a future stay should therefore confirm that the accommodation is licensed and that the reservation remains valid under local rules. Hotels and regulated aparthotels may offer greater certainty than an unverified private listing, particularly for longer stays.
Valencia introduces tighter controls on tourist lets
Valencia is also restricting the use of residential property for short-term tourism. The measures described in the source material include limits on the length of tourist stays, zoning restrictions, renewable licences and a ban on certain access arrangements such as external key lockboxes.
The practical effect is that accommodation availability may vary sharply between neighbourhoods. A property advertised as a seasonal rental may not have the same legal status as a hotel or licensed tourist apartment, and travellers should review the registration details before paying.
Athens and Italy raise compliance requirements
Greece has increased the minimum property threshold for some Golden Visa applications to €800,000 in designated areas and has introduced tighter controls affecting short-term subletting. The precise conditions depend on the location, property and applicant, so prospective residents need current official advice before making an investment decision.
In Italy, tourist accommodation operators must use the national identification code known as the CIN. Florence has also restricted new short-term rentals in its UNESCO-listed historic centre. These changes are primarily aimed at owners and operators, but they can affect visitors if an unregistered listing is removed or cannot legally host guests.
What the changes mean for travellers from Ireland
Irish passport holders are EU citizens and are not affected by these property, tax or non-EU investment-residency changes in the same way as third-country nationals. An Irish citizen travelling to Spain, Portugal, Greece or Italy for a normal visit does not need a digital nomad visa or Golden Visa simply to take a holiday.
Different considerations apply to non-EU nationals living in Ireland. Their rights depend on the passport they use, their residence permission and the length and purpose of the trip. A person working remotely from Europe, staying for extended periods or planning a move should not rely on ordinary tourist entry rules without checking the relevant national requirements.
For short holidays, the main practical steps are:
- book through a reputable, legally registered accommodation provider;
- check cancellation terms before payment;
- confirm local registration or licence details where required;
- avoid assuming that a private apartment can be used for unrestricted long stays; and
- check official government and city guidance before travelling.
Not one Europe-wide rule
These developments should not be described as a single European travel rule. Short-term rental licensing is often decided at city or regional level, while tax residence and immigration permissions are governed nationally. The EU’s Entry/Exit System and ETIAS are separate border initiatives and should not be confused with local housing restrictions or national tax reform.
Travellers should also distinguish between a holiday booking, a digital nomad residence permit, tax residence and investment-based residency. Each has different requirements, and approval in one category does not automatically provide rights in another.
What happens next
The direction of travel is clear: popular southern European cities are prioritising long-term housing, accommodation registration and formal compliance over broad incentives for mobile foreign residents. Further changes may affect licensing, tax reporting and residency applications, but the details will continue to vary between jurisdictions.
For anyone planning a short visit, the safest approach is to use verified accommodation and keep booking records. People considering remote work, a property purchase or a long stay should obtain current advice from the relevant national immigration, tax and municipal authorities before making arrangements. The key point in this Europe travel news story is that a holiday booking is not the same as permission to live or work abroad, and popular cities are enforcing that distinction more closely.
