In Gijón, the rapid increase in tourist apartments has already transformed the traditional housing and tourism market. Over the past year, the city welcomed a record number of visitors, yet three hotels closed and the total number of hotel rooms declined. Now, six out of every ten accommodation options in Gijón are apartments rented to tourists. This situation affects not only the tourism sector but also the housing availability for local residents.
Housing market under pressure
According to El Confidencial, demand for holidays in Gijón surged sharply after the pandemic. Apartment owners quickly seized new business opportunities by rapidly converting properties into tourist rentals. In just a few years, capacity in such apartments nearly doubled, which drove up rental and sales prices, especially in coastal areas. As a result, local residents are facing a shortage of affordable housing, and prices continue to climb even in the outskirts.
Experts point out that, unlike in other cities, tourists in Gijón prefer to stay near the beach rather than in residential neighborhoods. This trend has made coastal housing inaccessible to permanent residents, and the resulting wave of relocations is impacting other parts of the city. Similar dynamics are unfolding in other northern coastal cities such as Vigo, A Coruña, and Santander, where seasonal tourist influxes leave entire neighborhoods deserted in the off-season.
Consequences for tourism and the region’s brand
The change in accommodation format also impacts the region’s image. In Asturias, rural tourism has traditionally flourished, with hotels and country houses serving as a hallmark of the area. Now, many owners are switching to short-term rentals for tourists, which affects the recognition and quality of brands such as Casonas Asturianas and Casas Rurales de Asturias. According to experts, this trend could lead to a loss of uniqueness and a decline in the appeal of rural tourism, which for decades has been a source of pride for the region.
Authorities in Gijón are trying to contain the growth of tourist apartments. At the start of 2024, a temporary ban on registering new properties was introduced to allow time for new regulations to be developed. However, according to the municipality, these measures have yet to show a significant effect: the city already has more than 2,100 tourist apartments, offering around 10,600 beds, while all other accommodation types—hotels, apartments, hostels, and campsites—combined provide just over 5,000 beds.
Regulation and new challenges
Regional authorities have also updated the rules for tourist apartments, tightening requirements for living conditions and limiting the maximum number of guests. In Gijón, there are discussions about designating certain neighborhoods, such as La Arena and Cimavilla, as high-demand areas, which would allow for additional restrictions. These measures are supported by local residents, who are concerned about rising prices and the disappearance of long-term rentals.
The issue of mass tourism and its impact on infrastructure and local residents’ lives is becoming increasingly relevant for the northern regions of Spain. The surge in demand for holiday rentals is reminiscent of the situation in Andalusia, where, following storm Leonardo, hundreds of roads were closed and daily life was disrupted— such infrastructure changes also affect the availability of housing and tourism.
Context and Trends
In recent years, Spain has seen a rise in the number of tourist apartments in major and mid-sized cities, especially in coastal regions. This is changing the dynamics of tourism and affecting the real estate market. Local authorities in various cities are introducing restrictions to protect the interests of residents and preserve a balance between tourism and quality of life. Strict regulations on tourist rentals are already in place in Barcelona and the Balearic Islands, while new measures are being discussed in Madrid. The regulation of tourist apartments remains one of the most pressing issues for cities where tourism is a key part of the economy.
