SANT ANTONI DE PORTMANY PROPERTY GUIDE
The most attractive holiday destination on the island
Covering 126.80 square kilometres across western Ibiza, the municipality of Sant Antoni de Portmany is home to 29,132 residents according to January 2025 data from the Ajuntament de Sant Antoni de Portmany. Stretching from the bustling western bay to quiet northern farmland across four historic parishes, the area is undergoing a major urban transformation in 2025–2026. This shift, combined with strict holiday rental moratoriums, is redefining Sant Antoni as a prime destination for year-round residency and long-term capital preservation.
Why are buyers looking twice at Sant Antoni de Portmany?
While the bay of Portmany is globally recognised for its natural harbour and west-facing sunsets, the broader municipality encompasses vast agricultural valleys, pine-covered hills and protected coastal cliffs. For non-resident buyers and real estate professionals, understanding this geographical dual nature is essential.
An extensive urban regeneration programme is reshaping the town centre. In 2025–2026, Sant Antoni Town Hall launched targeted initiatives to transition the West End Special Acoustic Protection Zone (ZPAE) from nightlife-focused venues into daytime commercial retail and gastronomy. Supported by venue conversion grants of up to €80,000 (€385,712 awarded in early 2025 and €200,000 in November 2025), €150,000 in facade restoration funds, €3 million in Next Generation EU streetscape works, continuous year-round acoustic monitoring introduced in February 2026, and a redesigned boulevard along Passeig de Vara de Rey, the municipality is actively elevating its urban core.
From a market perspective, data from Idealista showed average asking sales prices in Sant Antoni de Portmany reaching €6,906–€7,076/m² in September 2026, rising steadily from €6,527/m² in January 2025. Strong year-round demand also elevated average asking rents to €27.3/m²/month in September 2026, representing a 13.4% year-on-year increase. Property advisors and investors evaluate micro-market inventory and pricing trends using CASAFARI Area Insights alongside the property valuation and market study tool.
Towns, parishes and rural villages of Sant Antoni de Portmany
To navigate the municipal market effectively, buyers must distinguish between the four historic parishes (parròquies) and traditional rural settlements (véndes).
Sant Antoni de Portmany (Town and Bay)
The municipal hub centres on a deep natural bay—the closest Balearic port to mainland Spain. Co-managed by PortsIB and Club Nàutic Sant Antoni (Es Nàutic), the waterfront offers modern yacht berth infrastructure alongside modernised apartments, townhouses, and coastal villas stretching towards Caló des Moro, Cala Gració, and Cala Salada.
Sant Rafel de sa Creu
Positioned along the EI-600 road corridor just 15 km from Ibiza Town (Eivissa), Sant Rafel is designated an official Craftsmanship Zone (Zona de Interés Artesanal) famed for traditional pottery. Its central location makes it highly sought after by year-round residents seeking rural privacy within easy commuting distance of both coasts.
Santa Agnès de Corona
Located in the far north, Santa Agnès is an idyllic rural parish surrounding the fertile agricultural plain of Pla de Corona. Renowned for its winter almond blossom and the dramatic cliffs of Ses Portes del Cel, real estate here consists primarily of protected historic fincas (casas payesas) subject to strict rural planning controls.
Sant Mateu d’Albarca and Buscastell
Sant Mateu forms the wine-producing heartland of western Ibiza, set within a secluded valley of vineyards and terraced farmland. Nearby lies Buscastell, renowned for the historic Moorish irrigation canals of Es Broll de Buscastell and the vibrant local hub at Forada. Both settlements offer serene countryside living within a 15-minute drive of Sant Antoni town.
Transport links, international schools and year-round living
Sant Antoni de Portmany is well connected by road infrastructure. The EI-600 highway links the municipality directly to Eivissa (15 km), while the EI-700 connects south to Sant Josep and Ibiza Airport (20–22 km, 25–35 minutes by car). In 2026, the Consell d’Eivissa committed €27.7 million to major EI-700 roadway and cycle-path improvements. Year-round public transit includes the TIB L9 direct airport route in summer and regular connections via Eivissa in winter.
Families relocating to the region have access to eight local state primary schools (CEIP), including CEIP Sant Rafel, CEIP Buscastell, and CEIP Santa Agnès, alongside two secondary institutes (IES Quartó de Portmany and IES Sa Serra) and the state-assisted Col·legi Santíssima Trinitat.
For international education, several top-tier schools operate within convenient commuting distance:
- Morna International College: Offering the British national curriculum in nearby Santa Gertrudis.
- Colegio Mestral: Providing Spanish-English bilingual education with a US Dual Diploma option in Eivissa.
- Lycée Français International d’Ibiza: Delivering the French national curriculum in Sant Josep.
Property taxes, tourist licences (ETV) and post-Golden Visa rules
Acquiring real estate in western Ibiza requires careful attention to Balearic fiscal and administrative frameworks.
Property Purchase Taxes (ITP & VAT)
According to the Agència Tributària de les Illes Balears (ATIB), buyers of resale property in 2026 pay progressive Property Transfer Tax (ITP) across total property value thresholds:
- Up to €400,000: 8%
- €400,000.01 to €600,000: 9%
- €600,000.01 to €1,000,000: 10%
- €1,000,000.01 to €2,000,000: 12%
- Over €2,000,000: 13%
Reduced ITP rates (down to 0% for qualified buyers under 30 and 4% standard primary residence) apply only to primary homes capped at a value of €378,212 in Ibiza. New-build properties attract 10% VAT (IVA) plus 1.5% Stamp Duty (AJD). Buyers can consult our guide to the Spanish property purchase contract and escritura for conveyancing procedures.
Annual municipal property tax (IBI) collected by Sant Antoni Town Hall stands at 0.68% for urban properties and 0.72% for rustic rural land (Ministerio de Hacienda, 2025–2026).
Holiday Rental Licences (ETV)
Short-term holiday lets (Estancias Turísticas en Vivienda, ETV) are strictly prohibited in apartments (viviendas plurifamiliares) and by individual rooms across Ibiza. Under Consell d’Eivissa regulations, a strict Balearic moratorium enacted under Law 3/2022 and reinforced by Decree-Law 4/2025 in April 2025 prevents the issuance of new ETV licences, enforcing fines up to €500,000 for unlicensed advertising. Only existing detached single-family villas holding a valid, pre-existing ETV registry number may lawfully operate.
Residency Options for Non-EU Buyers
Spain officially abolished the €500,000 real estate Golden Visa via Organic Law 1/2025 on 3 April 2025. British and other non-EU investors planning to reside in Ibiza long-term now utilize alternative pathways, such as the Non-Lucrative Visa (for self-funded residents not working locally) or the Digital Nomad Visa under updated visa regulations (Royal Decree 1155/2024).
To discover broader regional market analysis, read our Ibiza property market insights or sign in to the CASAFARI platform to inspect live valuation and supply metrics.
Frequently asked questions
Can I get a tourist rental licence (ETV) for an apartment in Sant Antoni de Portmany?
No. Short-term tourist rentals (ETV) are strictly prohibited in apartments and multi-family residential buildings across Sant Antoni de Portmany and Ibiza. Furthermore, a Balearic moratorium reinforced in April 2025 by Decree-Law 4/2025 suspends all new ETV licence applications across the municipality, with illegal property advertising subject to fines up to €500,000.
What taxes do you pay when buying a property in Sant Antoni, Ibiza?
When purchasing a resale home, buyers pay progressive Balearic Property Transfer Tax (ITP) ranging from 8% on the first €400,000 up to 13% on amounts exceeding €2,000,000. New-build properties are subject to 10% VAT (IVA) plus 1.5% Stamp Duty (AJD). Property owners also pay annual municipal tax (IBI) to Sant Antoni Town Hall at 0.68% for urban homes and 0.72% for rural land.
Is the Spanish Golden Visa still available for UK buyers in Ibiza?
No. Spain abolished the €500,000 real estate Golden Visa on 3 April 2025 following the implementation of Organic Law 1/2025. UK and other non-EU nationals looking to stay beyond 90 days must apply for alternative residency options, such as the Non-Lucrative Visa or the Digital Nomad (International Teleworker) Visa.
Which villages and parishes make up the municipality of Sant Antoni de Portmany?
The municipality comprises four historic parishes: the coastal town of Sant Antoni de Portmany, Sant Rafel de sa Creu in the central craft zone, Santa Agnès de Corona in the northern almond valley, and the wine-growing district of Sant Mateu d’Albarca. It also includes the rural settlement of Buscastell, renowned for Es Broll and the Forada market.
