Rent-controlled zones in Catalonia: full list and what it means for your rental

If you own a flat in Catalonia or are thinking about renting one, you need to understand what a stressed residential market zone (ZMRT) is and how it affects you. Since 2024, 271 municipalities in Catalonia have been declared as ZMRT, meaning that 90% of Catalan territory has regulated rents.

In this article we explain everything you need to know: which municipalities are included, what obligations landlords have, what rights tenants have and what the penalties for non-compliance are.

What is a stressed market zone (ZMRT)?

A stressed residential market zone (ZMRT, from the Catalan: Zona de Mercat Residencial Tensat) is an area where the Generalitat de Catalunya has determined that rental prices are excessively high relative to the population's income. In these zones, new rental contracts cannot exceed the rental price reference index.

The declaration of stressed zones is supported by the Spanish Law 12/2023 on the right to housing and specific Catalan legislation, including Decret llei 1/2025 and resolutions TER/800/2024 and TER/2408/2024.

The two phases of declaration

Zone 1 (March 2024): 140 municipalities

The first wave of declarations, in effect since March 2024, included 140 municipalities. Among the most notable:

• Barcelona and its entire metropolitan area
• Terrassa, Sabadell, Badalona
• Girona and municipalities along the Costa Brava
• Tarragona and Reus
• Lleida
• Tourist municipalities such as Sitges, Calella or Lloret de Mar

Zone 2 (October 2024): 131 additional municipalities

The second wave extended regulation to 131 more municipalities, completing coverage of 90% of the territory. This second phase included smaller towns and rural areas that also showed price tension.

What does it mean for landlords?

If your property is in a ZMRT, these are the main obligations:

• Price cap: New rental contracts cannot exceed the reference price index. This index is published by the Generalitat and varies by location, size and property characteristics.
• Existing contracts: If you already have an active contract, rent cannot increase more than the CPI upon renewal.
• Mandatory information: You must inform the tenant of the reference index price before signing the contract.
• Large holders: If you own more than 5 properties, additional restrictions apply to price setting.

What does it mean for tenants?

As a tenant in a ZMRT, you have the right to:

• Capped rent: Your rent cannot exceed the reference index for your area and property type.
• Transparency: The landlord must show you the reference price before signing.
• Reporting: You can report to the Catalan Housing Agency if you believe your rent exceeds the legal maximum.
• Stability: The regulation aims to prevent abusive increases that force you to leave your home.

Penalties for non-compliance

The penalties for exceeding the maximum rental price are severe:

• Serious offences: fines of 9,001 € to 90,000 € for charging rent above the reference index.
• Very serious offences: fines of 90,001 € to 900,000 € when rent exceeds the maximum by more than 30%.

These penalties are enforced by the Catalan Housing Agency and can be imposed on individual landlords, large holders and estate agencies.

How to find out the maximum rental price?

The Generalitat de Catalunya publishes a rental price reference index that you can check on the official Housing Agency page. To calculate the maximum price you need:

• Exact property address
• Usable surface area in square metres
• Building construction year
• Conservation status
• Additional features (lift, parking, terrace, etc.)

Impact on the property market

Rent regulation has had mixed effects on the Catalan market:

• Price containment: Rents in regulated zones have grown below inflation.
• Supply reduction: Some landlords have withdrawn flats from the rental market, opting for sale or tourist rental.
• Greater legal certainty: Tenants have more protection against abusive increases.
• Investment impact: Rental yields have been affected, especially in areas with the highest price tension.

How does this affect your flat's value?

Rent regulation can affect a property's value, especially if it is purchased as an investment. A flat in a stressed zone with capped rent has a defined maximum yield, which can influence its market price.

Discover how much your flat is worth with Quartio: our estimate takes into account the stressed zone location and shows you the estimated rental yield.