Buying a property in Manilva with the intention of renting it out as a holiday home is no longer as simple as it was a few years ago. The demand still exists, and the Costa del Sol continues to be a very attractive area for national and international buyers, but local regulations have changed, and it is advisable to understand them before making decisions.
The Manilva Town Hall has approved a municipal ordinance that suspends the granting of new licenses for tourist properties in declared stressed areas for three years, with the aim of promoting access to residential housing. According to published information, the municipality had 2,809 registered tourist properties and 14,877 beds, a very significant figure for a town of its size.
This does not mean that Manilva is no longer interesting for investment. It means that the investor must look at each transaction more carefully: area, property type, existing license, community of owners, urban planning use, and actual profitability strategy.
What has changed with holiday rental licenses in Manilva
The main news is that Manilva has limited the granting of new holiday rental licenses in certain areas of the municipality. The measure is proposed for a period of three years and is part of a strategy to better organize the tourist use of housing and protect access to permanent housing.
For a buyer, this changes the approach. Before, it might have seemed enough to buy a well-located property, prepare it for guests, register it as a tourist property, and start renting it for days or weeks. Now, in many areas, that strategy may not be viable if the property does not already have a license or does not meet the required conditions.
Affected areas: Manilva Pueblo is not the same as La Duquesa
One of the most common mistakes is talking about “Manilva” as if the whole municipality works the same way. It does not.
Manilva includes areas with very different dynamics: La Duquesa, San Luis de Sabinillas, El Castillo, Los Hidalgos, El Hacho, Princesa Cristina, and Manilva Pueblo, among others. From an investment point of view, each one can have a different logic.
According to published information, the suspension affects areas such as El Hacho, Puerto de la Duquesa, Los Hidalgos, and Princesa Cristina. It has also been noted that the Town Hall will continue to grant holiday rental licenses in the Manilva Pueblo area.
This is important because a buyer might be looking at two relatively close properties, even within the same municipality, but with very different legal possibilities.
| Area | Indicative situation |
| Puerto de la Duquesa / La Duquesa | Particularly sensitive area for new licenses |
| Los Hidalgos | Affected by the suspension according to published information |
| El Hacho | Affected by the suspension according to published information |
| Princesa Cristina | Affected by the suspension according to published information |
| San Luis de Sabinillas | Area that should be reviewed with special care |
| Manilva Pueblo | Greater margin according to published information |
This table should be taken as an initial guide, not as definitive legal validation. Before buying, you must review the specific property.
Zone A / Zone B / Zone C: how to understand the new ordinance
Some legal analyses explain the new ordinance by grouping the municipality into different levels or zones with varying degrees of restriction. However, these classifications should be taken as an indicative guide and not as legal confirmation for a specific property. Before buying, it is always advisable to review the specific urban planning situation of the property.
The general idea would be this:
| Zone | What it implies for the investor |
| Zone A | Saturated areas: greater restriction and prohibition of new tourist properties |
| Zone B | High demand areas: there may be limitations and specific requirements |
| Zone C | Greater flexibility, although it does not mean total freedom |
For an investor, this makes it necessary to analyze the property before buying. It is not enough that the property is attractive, has a terrace, views, or is near the sea. If profitability depends on a new tourist license, you must first confirm whether that license is possible.
If a tourist license already exists, is it lost?
One of the most common questions is what happens to properties that already had a tourist license before the regulatory change.
According to Welex, properties that already had a license before the ordinance can continue to operate, and certain applications already initiated with a favorable urban planning report may also be protected.
This makes properties with an existing license particularly interesting assets, but it also requires a thorough review of the documentation.
Before buying a property advertised as “with a tourist license”, you should verify:
- that the license actually exists;
- that it is correctly registered;
- that there are no problems with the community of owners;
- that the property meets the applicable requirements;
- that tourist use is not limited by municipal regulations;
- that the license or registration can be maintained after the sale.
This point is key. A phrase in a real estate listing does not replace a documentary review.
Buying in Manilva to rent: what an investor should analyze
Manilva still has many attractions: location on the Costa del Sol, proximity to Sotogrande and Estepona, a marina, the beach, golf, prices that are still competitive compared to other areas, and international demand that continues to look towards this part of the coast.
But the investment strategy must be more precise.
If you are buying with holiday rentals in mind, you must analyze at least five aspects.
1. Exact area
Buying in La Duquesa is not the same as buying in Manilva Pueblo. Regulations, tourist pressure, and the viability of a license can change.
2. Existence of a license
A property with an existing tourist license may have more value for an investor, provided everything is properly documented.
3. Community of owners
Even if a property has potential, the community may have statutes or agreements that limit holiday rentals. This point must be reviewed before signing.
4. Profitability alternative
If you cannot rent it out to tourists, does the investment work with seasonal or long-term rentals? If the answer is no, perhaps the transaction relies too heavily on a risky hypothesis.
5. Actual purchase goal
Buying for pure profitability is not the same as buying a second home for personal use and occasional renting. The analysis changes completely.
At The Property Agent we work with buyers looking for properties on the Costa del Sol, and in a market like Manilva it is particularly important to analyze each area in detail before investing. The question should not only be whether the property can be rented, but whether the numbers still make sense even if market conditions change.
Alternatives if you cannot obtain a new tourist license
Just because a property cannot obtain a new tourist license does not automatically mean it is a bad investment. It means you have to explore other avenues.
Seasonal rentals
This can be interesting for profiles seeking medium-term stays: relocated professionals, families spending several months in the area, or buyers who do not want to purchase a home yet.
Long-term rentals
The very pressure on residential housing can generate stable rental demand. In some cases, a more moderate but steady return can be more attractive than an uncertain tourist strategy.
Personal use with occasional profitability
Many international buyers are not looking for a pure investment. They want a property to enjoy part of the year and, if possible, earn income during certain periods. In that case, you must carefully review what uses the regulations allow.
Buying in another area of the Costa del Sol
If the main goal is holiday rentals, it might make sense to compare Manilva with other nearby areas where regulations, demand, and the type of product fit better. It is not about ruling out Manilva, but buying with a realistic strategy.
Is it still interesting to invest in Manilva?
Yes, but with more analysis.
Manilva continues to offer attractive prices compared to other areas of the Costa del Sol, good connections with Sotogrande and Estepona, a beach environment, a marina, golf, and a varied supply of new builds, resales, and off-plan properties. In fact, The Property Agent has properties for sale in Manilva, including new build developments, apartments, and villas in the municipality and its coast.
What has changed is that an investor should no longer buy assuming they will be able to obtain a new tourist license. That phase is over in several areas of the municipality.
Now it is advisable to buy with a broader strategy:
- property with an existing license;
- property for seasonal rental;
- property for long-term rental;
- second home with appreciation potential;
- medium-to-long-term equity purchase.
If a transaction only works in a very specific scenario, it is worth reviewing it twice.
How The Property Agent can help you if you are looking to buy in Manilva
If you are thinking of buying a property in Manilva, La Duquesa, or Sabinillas, it is advisable to review each property beyond the photos, views, or rental potential. The regulations, the area, and the actual purchase goal can completely change a transaction.
Are you looking to invest or buy a property in the area? At The Property Agent, we can help you evaluate the options with a practical and local perspective.
