In Donostia/San Sebastián, the growth of tourist apartments has raised concerns among residents and authorities. Although many are legal, some operate without a license , affecting coexistence and access to housing.
If you suspect unsafe accommodations near you or want to book responsibly, this guide will help you spot them easily.
❌ What makes a tourist apartment illegal ?
🔓 Without official license
It is not registered in the Basque Government Registry.
📄 No registration number visible
It must appear clearly in all advertisements.
📞 No minimum requirements
It doesn't have a 24-hour telephone line, insurance, or complaint forms.
🕵️ Opaque ads
They do not show address, contact or clear photos.
🔍 Check if a property is legal in seconds
The San Sebastián City Council offers a Official Search Engine to verify whether a tourist apartment is licensed.
👣 How to use it?
- Click on the link
- Enter the address
- Check the legal status of the accommodation
🌐 Access here 👉
Consult the Census of Legal Tourist Housing
✅ Ideal for tourists, locals, and committed citizens.
🗺️ What do the colors and symbols on the map mean?
🏘️ YELLOW homes (or rooms)
🔸 In the process of regularization, still without a permanent license .
🏠 BLUE homes (or rooms)
🔵 Already registered before the new ordinance. Legals .
📊 You can filter by neighborhood, legal status, and housing type on the interactive map.
📌 Zoning: Where are tourist apartments allowed?
🔴 Zone A (saturated)
Old Town, Port → ❌ Adding more tourist accommodation is prohibited.
🟠 Zone B (high demand)
Center, Gros, Egia, Old, Amara-Berri → ✅ Allowed with restrictions.
(I.e. Zone C (less saturated)
Rest of the city → ✅ Permitted if the building has 7+ floors and meets regulations.
🚨 How to report an illegal apartment?
(I.e. Donostia City Council
File a formal complaint with the available information.
Telephone: 943 48 10 00
👮 Local police
Report any suspicious behavior or disturbances.
Telephone: 943 48 13 00
💻 Citizen platforms
Some communities allow anonymous online reporting.
✅ Tips for renting with peace of mind
???? Check the license number in the ad
(I.e. Use official platforms Backup
🇧🇷 Read real reviews from other travelers
❗Why is it important to detect illegal apartments?
🔹 They make access to housing difficult
Illegal apartments reduce the supply of conventional rentals because they are targeted at students or short-term rentals. In the summer, they are transformed into unregulated tourist accommodations, driving up the market and leaving residents with few options.
🔹 They harm tourism and the local economy
These apartments fail to comply with regulations and pay taxes, harming responsible tourism. Furthermore, they drain neighborhoods of life and affect local businesses by failing to integrate into the community or encourage local consumption.
📬 Have you detected a suspicious apartment?
✍️ Fill out this form to report it:
🏡 Looking for legal and reliable accommodation?
In SanSe Holidays We offer 100% legal, comfortable and well-located tourist apartments:
🌊 La Concha | 🏄 Gros | 🌳 Old | 🛍️ Downtown
➡️ Experience Donostia like you're at home, with all the guarantees.
