A New Era of Professionalism: The 2026 Real Estate Rules in Andalusia
For years, the real estate brokerage profession on the Costa del Sol has operated with very few barriers to entry. This allowed for a dynamic market, but it also meant that anyone with a laptop could claim to be an expert agent. As of January 24, 2026, this has officially changed.
The Andalusian Government has introduced the Ley de Vivienda de Andalucía (Andalusian Housing Law), creating a mandatory registry for real estate agents. At Casteels & Eriksson, we welcome this shift toward higher standards and consumer protection.
Here is everything you need to know about the new regulations and how they affect your property journey.
What is the New Registry (RAIA)?
The Registry of Specialized Residential Real Estate Agents of Andalusia (RAIA) is a new legal framework designed to ensure that every agent operating on the coast is qualified, insured, and accountable.
To be legally registered, agents must now prove their competence through one of the following paths:
Official Qualifications: Holding a degree in Social Sciences, Law, Engineering, or Architecture.
Professional Accreditation: Being a member of the Official College of Real Estate Agents (API).
Verified Experience: Proving at least four years of continuous professional activity in the sector.
Specialized Training: Completing a minimum of 100 hours of certified real estate education.
More Than Just a Title: Financial Protection
The new law isn't just about "passing a test." It focuses heavily on protecting the client's money. To join the registry, an agency must provide:
Civil Liability Insurance: A policy (typically covering up to €600,000) to protect clients against any professional negligence or administrative errors during a transaction.
Financial Guarantees: The establishment of a permanent guarantee (bond) to protect any funds received from clients (such as reservation deposits). While the specific minimums are being finalized in the upcoming regulations, this ensures your money is legally protected.
Physical Presence: Agents must have a physical office or a verifiable legal address in Andalusia to ensure they are accessible to the public and the authorities.
Why this matters for you: If an agent cannot provide a registration number or proof of these insurances, they are not only operating outside the new law but are also leaving your investment unprotected.
Our Thoughts Looking Ahead
The arrival of the RAIA is the most significant regulatory update the Costa del Sol has seen in decades. While the regional government has a two-year window to finalize the digital platform for the registry, the legal requirements are already in force.
At Casteels & Eriksson, we view this as a vital step toward a more transparent and mature market. We are actively monitoring the rollout of the secondary regulations to ensure we remain at the forefront of compliance. Our focus remains on providing the high level of security and professional expertise that our clients expect, ensuring that as the market evolves, your investments remain protected by the most up-to-date legal standards.
The Costa del Sol continues to be one of the most vibrant property markets in the world. These new rules are a positive step toward ensuring that the quality of service matches the quality of our incredible lifestyle.
Sources and Legal Framework
Official Registry: Registro de Agentes de Intermediación Inmobiliaria de Andalucía (RAIA).
Principal Legislation: Ley 1/2018, de 1 de junio, de la Vivienda de Andalucía (updated January 2026).
Regulatory Authority: Consejería de Fomento, Articulación del Territorio y Vivienda – Junta de Andalucía.
Official Gazette: Boletín Oficial de la Junta de Andalucía (BOJA).
Professional Standards: Requirements for Civil Liability (€600,000) and Surety Bonds (€60,000) as established by regional consumer protection decrees.
