ANDRATX PROPERTY GUIDE
Luxury & traditional hideaway from mainstream tourism
Andratx is a municipality at the south-western tip of Mallorca where the Serra de Tramuntana meets the Mediterranean Sea. Encompassing five distinct settlements, from traditional inland villages to coastal harbours, buying property in Andratx is open to non-residents, though Spain’s Golden Visa ended on 3 April 2025. Current asking rates and pricing metrics are tracked live in the ticker above.
Andratx municipality
A ten-minute drive separates the lively Wednesday market in Andratx town from the waterfront promenade of Port d’Andratx, yet the two locations present distinct lifestyles. According to the Ajuntament d’Andratx, the municipality comprises five main settlements situated where the Serra de Tramuntana—inscribed on the UNESCO World Heritage List in 2011 (UNESCO)—slopes into the Mediterranean.
Whether evaluating primary residences, holiday retreats, or real estate portfolios, understanding the geography and tax structure of south-west Mallorca is essential before making an acquisition.
Towns and villages of the Andratx region
The municipality encompasses five primary areas, each offering distinct property styles and surroundings:
- Andratx town: The inland administrative centre features authentic Mallorcan townhouses and hillside fincas, providing year-round living alongside cultural venues such as the CCA Andratx contemporary art centre.
- Port d’Andratx (also referred to as Puerto de Andratx): A prominent natural harbour with a yacht club and seafood dining. The surrounding hillsides of Cala Llamp, Cala Moragues, and Montport feature sea-view villas and modern apartments.
- s’Arracó: A serene inland village positioned between Andratx town and the west coast, known for stone cottages and quiet surroundings.
- Sant Elm: A coastal village located at the far western end of the island, facing the nature reserve island of sa Dragonera.
- Camp de Mar: A bay area offering beachside residential complexes and low-rise apartments situated around the 18-hole Golf de Andratx course.
What does it cost to buy a home in Andratx beyond the price?
In addition to the purchase price, buyers in Mallorca must account for transaction taxes set by the Balearic regional authorities.
For resale properties, the property transfer tax (ITP) applies on a progressive scale administered by the Balearic tax agency, ATIB (2025):
- 8% on the portion up to €400,000
- 9% on the portion from €400,000 to €600,000
- 10% on the portion from €600,000 to €1,000,000
- 12% on the portion from €1,000,000 to €2,000,000
- 13% on any amount exceeding €2,000,000
For example, acquiring a resale property for €1,200,000 incurs tax across four brackets: 8% on the first €400,000 (€32,000), 9% on the next €200,000 (€18,000), 10% on the next €400,000 (€40,000), and 12% on the final €200,000 (€24,000), resulting in €114,000 in total transfer tax.
New-build properties purchased directly from a developer carry 10% VAT (IVA) plus Balearic stamp duty (AJD) rather than ITP. Additional transaction costs include notary fees, Land Registry (Registro de la Propiedad) fees, and legal costs. Buyers must obtain a NIE (Número de Identificación de Extranjero) and retain independent legal advice prior to executing binding contracts. For details on the legal purchasing steps, see our guide to buying property in Spain.
Can foreigners still live in Andratx after the end of the Golden Visa?
Property ownership in Spain is open to foreign nationals without restriction. However, residency rights follow separate immigration framework regulations.
Under Ley Orgánica 1/2025 in the Boletín Oficial del Estado, Spain’s residence-by-investment scheme (the Golden Visa) was officially abolished, with no new applications accepted after 3 April 2025.
UK nationals and other non-EU citizens can stay up to 90 days in any 180-day period within the Schengen area without a visa. Those seeking extended stays must apply for legal residence routes, such as the non-lucrative visa or the digital nomad visa. EU and EEA citizens retain the right to reside in Spain by registering as residents after 90 days.
Can you let a property in Andratx to holidaymakers?
Short-term holiday rentals in the Balearic Islands require registration (ETV or ETVPL) and allocated tourist accommodation units (plazas). A regional moratorium on issuing new tourist places remains active across Mallorca, restricting new licence applications. Properties that already hold a valid, transferable ETV licence represent key assets in the local market.
Long-term residential rentals are governed by Ley 12/2023, the Housing Act, in the BOE. To evaluate rental investment considerations, review our guide to owning a rental property in Mallorca and Ibiza and learn what Spain’s 2023 Housing Act changed for landlords.
Getting to and around Andratx
Andratx is situated roughly 30 km west of Palma. Via the Ma-1 highway, Palma de Mallorca Airport (PMI) is reachable in under an hour by car outside peak traffic hours. TIB intercity bus services connect Palma’s central transport hub with Andratx town, Port d’Andratx, and Sant Elm. For schooling, international options are situated within driving distance in neighbouring Calvià and Palma.
How CASAFARI reads the Andratx market
Evaluating valuation trends across Andratx’s micro-markets requires clear market transparency. CASAFARI consolidates and de-duplicates property listings from portals and brokerages across Mallorca to provide an accurate overview of active market supply.
Through Area Insights, CASAFARI’s market data by area, buyers and investors can analyse price per square metre, listing volumes, and time-on-market metrics across sub-districts. Estate agents preparing client market analyses can use our Valuation & Market Study tool, while technical teams can refer to the Area Insights developer documentation (in English).
Frequently asked questions
Can British citizens still buy property in Andratx after Brexit and the end of the Golden Visa?
Yes, property ownership in Spain remains open to non-EU citizens including British nationals. Following the abolition of the Golden Visa on 3 April 2025 under Ley Orgánica 1/2025, real estate purchases no longer confer automatic residency rights. UK nationals can stay up to 90 days in any 180-day period without a visa, or apply for non-lucrative or digital nomad visas for longer stays.
What taxes do you pay when buying a house in Andratx, Mallorca?
Resale home purchases in Andratx are subject to Balearic transfer tax (ITP), calculated on a progressive scale from 8% on amounts up to €400,000 up to 13% on portions above €2,000,000 (ATIB, 2025). New-build properties from developers attract 10% VAT (IVA) plus Balearic stamp duty (AJD) instead of ITP. Buyers must also budget for notary, legal, and Land Registry fees.
Can I rent out my Andratx property to tourists?
Short-term holiday lets require an official tourist licence (ETV) and assigned tourist places from the Balearic government. Due to an ongoing moratorium on new tourist places in Mallorca, new licences are currently frozen. Investors planning short-term letting must purchase a property that already holds a valid, transferable licence and verify community rules in apartment buildings.
How far is Andratx from Palma airport and how do you get there?
Andratx is situated approximately 30 km west of Palma. By car via the Ma-1 highway, Palma de Mallorca Airport (PMI) is reachable in under an hour outside peak traffic hours. Public TIB intercity buses connect Palma with Andratx town, Port d’Andratx, and Sant Elm.
