The Mountains Private Residences

The operator describes the product in a single sentence and it is not a residence. “Become the owner of a 4* Sup hotel room in the Sierra Nevada with the purchase of one of our private Residences”, and then: “You buy a hotel room and at the same time you sign a lease contract with the hotel.” Thirty-seven rooms are offered — “37 exclusive rooms with independent land registry” — of which four are priced on the page: 41.89 m² at EUR 257,000, 41.55 m² at EUR 259,000, 55.43 m² at EUR 334,000 and 57.38 m² at EUR 337,000, each one room and one bathroom. Owner use is 30 nights a year on the Investor model and 60 on the Leisure model.

Those two numbers are not a commercial preference. They are the edge of the law. Ley 13/2011 del Turismo de Andalucía, article 42.3, defines a prohibited uso residencial as any contractual reservation of use to the owner “por un periodo superior a dos meses al año”. Sixty nights is two months exactly. Article 42.2 requires a marginal note in the Land Registry recording the tourist-use burden and the permanent cession of use, plus a single-operator contract of no less than ten years; article 41 requires unidad de explotación, one operator for the whole establishment, and makes it an offence for any accommodation unit to be run by anyone else. The separate registry entry the operator advertises is article 42.2 doing its work, and the day caps are article 42.3 drawing its line.

A repeal four years ago is what makes this building lawful at all. Article 42.1 originally permitted propiedad horizontal only in establishments “con categoría mínima de cuatro estrellas, o de tres llaves”. Decreto-ley 2/2020, in force 13 March 2020, removed that floor and replaced it with an urban-planning condition. The operator's own footer registers this hotel as “HOTEL 3 ESTRELLAS RURAL NºRTA H/GR/01087” — three stars, rural modality — so under the pre-2020 text it could not have been constituted in horizontal property at all. The register notes the coincidence without drawing from it: the marketing category “4 Sup” is precisely the threshold the repealed article would have required.*

And “4-star superior” does not exist in Andalusia. Decreto 47/2004 classifies hotels in five, four, three, two and one star, and makes “rural” a modality rather than a category. There is no superior tier in the scheme — Baleares has one, Andalusia does not. The register records the registered category, three stars rural, and logs the operator's “4* Sup” as a claim with no basis in the classification it is registered under. The RTA number could not be checked against the register itself: Andalusia publishes no searchable tourism register and its open-data catalogue carries no RTA dataset, so the footer is the operator's own declaration.

What the register does not know about a building it can price. No developer, no architect, no renovation year, no total key count — the operator publishes no room figure at all beyond the 37 for sale. Inversiones Galdana, SL appears once, as the beneficiary of a digitalisation grant, which makes operator the likeliest reading and is not stated. Whether the four priced units are the remainder of the 37 or the whole offer is not said. And the enforcement around this model is live: the Defensor del Pueblo has recorded a fine on an owner in Cádiz for not ceding her unit, called unidad de explotación “una importante limitación al derecho de propiedad”, doubted its proportionality, and asked the Junta to revoke — and the Junta refused.

Not for anyone who wants a home: the law under which this is sold forbids residential use, and your own occupancy is capped at two months. Not for a buyer who reads “4* Sup” as a rating — Andalusia has no such category and this hotel is registered at three stars.

Sources

• themountainshotel.es (the operator's own residences page: “Become the owner of a 4* Sup hotel room in the Sierra Nevada with the purchase of one of our private Residences”; “You buy a hotel room and at the same time you sign a lease contract with the hotel”; “37 exclusive rooms with independent land registry”; units 332 at 41.89 m² and EUR 257,000, 336 at 41.55 m² and EUR 259,000, 429 at 55.43 m² and EUR 334,000, 435 at 57.38 m² and EUR 337,000, each one room and one bathroom; the Investor model allowing up to 30 days a year and the Leisure model up to 60; a separate property as one that “can be independently used, registered in the Land Registry in the name of its owner”; Plaza de Andalucía 8; the footer registration “HOTEL 3 ESTRELLAS RURAL NºRTA H/GR/01087”; Inversiones Galdana, SL named once as the beneficiary of a DIGITUR grant — https://www.themountainshotel.es/en/the-mountains-residences/
• boe.es (Ley 13/2011, de 23 de diciembre, del Turismo de Andalucía, consolidated: art. 41.1 “Los establecimientos de alojamiento turístico serán gestionados bajo el principio de unidad de explotación, correspondiéndole su administración a una única persona titular”; art. 41.3 prohibiting units “cuya explotación no corresponda a la empresa titular”; art. 42.2.a requiring a marginal note in the Land Registry for “La afección al uso turístico” and “La cesión del uso de forma permanente a la empresa explotadora”; art. 42.2.b requiring a single operator under a contract whose term “no será inferior a diez años”; art. 42.3 defining residential use as a reservation of use to owners “por un periodo superior a dos meses al año”; art. 42.4 requiring a binding information document before sale — https://www.boe.es/buscar/act.php?id=BOE-A-2012-876
• juntadeandalucia.es (the original BOJA text of 2011, art. 42.1: “Únicamente se podrán constituir en régimen de propiedad horizontal o figuras afines los establecimientos de alojamiento turístico con categoría mínima de cuatro estrellas, o de tres llaves” — the four-star floor since removed — https://www.juntadeandalucia.es/boja/2011/255/1
• iberley.es (the amendment note: art. 42.1 rewritten by Decreto-ley 2/2020, de 9 de marzo, published in BOJA 12.03.2020 and in force 13.03.2020, replacing the category floor with an urban-planning condition
• juntadeandalucia.es (Decreto 47/2004, de establecimientos hoteleros, consolidated: art. 21.1 classifying hotels in five, four, three, two and one star; art. 34 making “rural” a modality; art. 6.2 requiring certificación registral where ownership and operation are separated, and art. 6.3 requiring the operator to run the totality of the accommodation units
• defensordelpueblo.es (queja 20011251, 07.10.2020: an owner in Chiclana de la Frontera fined for not ceding her unit; “La imposición de la unidad de explotación es una importante limitación al derecho de propiedad”; “El Defensor del Pueblo alberga dudas sobre la proporcionalidad de la unidad de explotación”; the recommendation to revoke the fine recorded as rejected by the Junta — https://www.defensordelpueblo.es/resoluciones/restricciones-al-derecho-de-propiedad-en-la-ley-de-turismo-de-andalucia)

Pages read are linked.

• boe.es
• defensordelpueblo.es
• juntadeandalucia.es
• themountainshotel.es

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Private Residences records addresses; it does not broker them. Enquiries are passed to the party named in the record, and nothing on this site is an offer.

Classified by The Resort Collection House · Edition 2026 · PR-D-510