The municipality of San Sebastián, the jewel of the Basque Country, has delivered a crushing blow to the unchecked growth of the tourism industry. The City Council has approved an amendment to the General Urban Development Plan that effectively imposes a total ban on issuing new licenses for any type of tourist accommodation. This decision, hailed as a ‘benchmark’ by Mayor Jon Insausti, puts the interests of local residents ahead of the endless influx of tourists. According to the mayor, city officials have taken an unprecedented step that addresses the long-standing hopes and concerns of citizens tired of seeing their home turned into one big hotel.
This measure is, in essence, unique, as no other municipality in Spain has dared to take such a comprehensive approach covering so many types of guest accommodation. The final approval of the amendment at this month’s plenary session is expected to be a mere formality. After that, it will be virtually impossible to open a new hotel, guesthouse, hostel, tourist apartment, or even rent out rooms to tourists in private homes in San Sebastián. The city is resolutely shifting its priorities.
Where the ban applies
The new regulations introduce clear territorial zoning, dividing the city into two areas with different regulatory frameworks. In the most popular and crowded districts—such as Antiguo-Ondarreta, Ategorrieta-Ulia, Centro, Gros, and Ibaeta—a total and unconditional moratorium is imposed. Here, the issuance of any licenses is fully suspended on all plots without exception, regardless of their current status. This means that neither new development nor the expansion of existing properties will be possible in these areas.
In the rest of the city, the approach is somewhat less strict, but the goal remains the same: to protect residential housing. The restriction applies only to plots designated for residential construction. This ensures that areas intended for housing local residents will not be converted into new tourist accommodations. Notably, the historic city center—the Old Quarter (Parte Vieja)—is not subject to the new amendment, but only because since 2020 it has already held the status of a ‘saturated zone’ with its own, even stricter, regulations. Only rural tourism establishments such as campsites, agritourism properties, and country houses located on non-urbanized land are exempt from the law.
Housing for Residents
The guiding principle of this entire initiative was a simple yet powerful idea voiced by the mayor: “Homes are meant to be lived in.” This isn’t just a catchy slogan, but a response to a pressing social issue. The runaway growth of the tourism sector has triggered an explosion in housing prices and rents, forcing native Donostiarras to the outskirts. Investors have been buying up apartments en masse to convert them into tourist rentals, making it nearly impossible for local families to find a place to live.
The adopted amendment is a direct response to public demand. It’s a victory for civil society, which for years had called on authorities to restore order and protect their right to the city. Now, according to Insausti, San Sebastián has a cutting-edge legal tool that will enable balanced coexistence—but with a clear and unequivocal priority for city residents. This move is meant to send a clear message to investors: the era of easy profit off San Sebastián’s housing stock is over.
Legal shield
City authorities approached the issue with the utmost seriousness, making every effort to ‘legally safeguard’ the adopted restrictions. The amendment to the General Urban Plan was carefully crafted, taking into account all possible objections and reports submitted during the public consultation period. The goal was to build such a solid legal foundation that it could not be challenged in court by hotel chains or development companies.
This ‘legal shield’ protects the city’s residential areas, providing guarantees and legal certainty for everyone. From now on, anyone wishing to build or open tourist accommodation will face an impenetrable legal barrier. The ban covers not only obvious cases like hotels and apartments, but also smaller formats such as renting out rooms. Authorities have left no loopholes, determined to resolve the issue of housing being converted to tourism once and for all.
RUSSPAIN reminds readers that San Sebastián (known as Donostia in Basque) is one of Spain’s most renowned and exclusive resorts, attracting tourists from all over the world. The city is famous for its exceptional cuisine and boasts the highest concentration of Michelin stars per square meter globally. It also hosts a prestigious international film festival every year. This elite status has led to mounting pressure on the city’s infrastructure and housing market, prompting authorities to implement such radical restrictions—measures that could serve as an example for other European tourist hotspots.
