The Official State Gazette Formalises Rent Caps in High-Demand Residential Zones

The Official State Gazette (BOE No. 273) has published the Resolution of 29 October 2026 from the Secretary of State for Housing and Urban Agenda. This provision formalises the quarterly list of high-demand residential market zones and ratifies the state legal framework for limiting rents in new rental contracts.

What's Changing

The resolution, issued under Article 18.2.d) of Law 12/2023 on the right to housing, came into force on 4 November 2026 with an initial validity period of three years. The regulation establishes two fundamental rules for the formalisation of new contracts in declared zones:

• Properties rented in the last 5 years: The rent for the new contract cannot exceed that of the last valid contract, once the corresponding update has been applied according to the Urban Leases Act (LAU), and no new expenses or taxes not previously agreed upon can be passed on.
• Properties vacant or off the market for more than 5 years: If the property has not been rented in the last five years, or if the owner is considered a large-scale landlord, the price is imperatively capped by the upper limit of the State Rental Price Reference System (SERPAVI), according to Article 17.7 of the LAU.

Furthermore, the provision consolidates the modified definition of a large-scale landlord: any natural or legal person owning 5 or more urban residential properties within a high-demand zone assumes this legal status and must adjust their rents to the state index.

Who is Affected

The measure affects both private owners and companies with properties intended for habitual residence in municipalities declared as high-demand markets. It particularly affects:

• Owners who had a property closed, for their own use or inherited, and decide to put it up for rent after more than five years off the rental market.
• Landlords who own 5 or more residential properties in these areas.
• Tenants signing a new rental contract in municipalities with a current declaration.

What it Means if You Own a Property in Catalonia

Although the resolution of 29 October formally incorporates new municipalities from the Basque Country (Sopela, Urduliz and Bergara), it ratifies the legal doctrine and procedure already in force in Catalonia. In Catalan territory, the MIVAU formalised an initial package of 140 municipalities in March 2024 (Resolution of 14 March) and subsequently added 131 more in October 2024, covering almost the entire Vallès Occidental, Vallès Oriental, and the Barcelona metropolitan area.

This means that the rents registered in the contracts of the region must strictly comply with this double filter: previous contract rent or SERPAVI index. According to data from the INCASÒL deposit registry for the first half of 2026, the average rent in Terrassa is 766 €/month (1,413 contracts), in Sabadell it reaches 856 €/month (1,336 contracts), in Granollers 828 €/month (427 contracts), and in Caldes de Montbui 806 €/month (121 contracts).

What to do now

If you are an owner and plan to put a property on the rental market in Vallès or anywhere in Catalonia, review the following steps before setting the price:

1. Review the last 5 years' history: Locate the previous contract and the INCASÒL deposit receipt to certify the legal previous rent and its updates.
2. Consult the SERPAVI: If the flat has not been rented for more than five years, access the electronic headquarters of the Ministry of Housing and enter the cadastral reference to determine the maximum applicable range.
3. Calculate your landlord status: Count the urban residential properties you own in high-demand zones to confirm if you fall into the large-scale landlord category (threshold set at 5 properties).
4. Document the contract precisely: An error in setting the rent above the legal cap can lead to administrative sanctions from the Agència de l'Habitatge de Catalunya and the obligation to return overcharged amounts. In case of doubt, consult with a real estate professional or qualified manager before signing.