ANDRATX TOWN PROPERTY GUIDE

Andratx is the inland municipal capital of Mallorca’s south-western corner, nestled at the foot of the Serra de Tramuntana—inscribed on the Cultural Landscape of the Serra de Tramuntana on the UNESCO World Heritage List in 2011. Located roughly 30 minutes from central Palma, the municipality registered 12,062 residents on 1 January 2024 according to INE official municipal population figures for the Balearic Islands. Traditional townhouses, hillside villas and rustic fincas form the core property market.

Andratx town property: what you are actually buying

Situated a short distance inland from the Mediterranean, Andratx town serves as the administrative and civic heart of the broader Andratx municipality. While neighbouring coastal enclaves focus heavily on seasonal tourism, Andratx town maintains a consistent year-round character defined by traditional commerce, municipal services and local living.

Buyers exploring real estate in Andratx town encounter three principal dwelling categories:

• Historic townhouses: Constructed with thick stone walls and traditional timber beams, these properties line the narrow streets of the old quarter beneath Son Mas.
• Hillside villas: Positioned on the elevated slopes surrounding the valley, these detached homes offer panoramic views across the countryside toward the sea.
• Rustic fincas: Situated on agricultural land between Andratx town and S’Arracó, these country estates sit among terraces of almond and olive trees.

Why buyers choose Andratx town rather than the port

On a Wednesday morning in the Plaça Espanya, fruit stalls and local conversations fill the shade beneath the trees, while almond blossom covers the surrounding valley terraces each February. Andratx town is an authentic, working Mallorcan community, standing in peaceful contrast to the high-energy harbour of Port d’Andratx just five kilometres down the road.

Within the municipality, each locality has a distinct identity: Port d’Andratx holds the prime waterfront and marina; S’Arracó offers an artistic village atmosphere; Camp de Mar provides a sandy beach resort; and Sant Elm looks out toward the island of Sa Dragonera. Whether evaluating long-term portfolio growth or contemplating how to sell a property in Mallorca, understanding these micro-locations is essential for buyers and sellers alike.

Getting to Andratx: Palma, the airport and the Ma-1

The Ma-1 motorway leads directly from Palma into the municipality, terminating at Andratx town. Driving to central Palma takes approximately 30 minutes, while reaching Palma de Mallorca Airport (PMI) takes under an hour along the Ma-1 and Ma-20 ring road.

Public transport connects the town with Palma and Port d’Andratx via regular TIB interurban buses. For international property owners, a car is practically indispensable for daily living and exploring the south-west, while boat owners benefit from the deep-water marina facilities in nearby Port d’Andratx.

What it costs to buy: taxes and fees in the Balearic Islands (2026)

When acquiring a resale property in Andratx, buyers pay the Balearic Property Transfer Tax (Impuesto sobre Transmisiones Patrimoniales or ITP). According to the Balearic ITP scale for 2026, the tax is calculated on a progressive, cumulative scale across five price brackets:

• 8% on the portion up to €400,000
• 9% on the portion between €400,000.01 and €600,000
• 10% on the portion between €600,000.01 and €1,000,000
• 12% on the portion between €1,000,000.01 and €2,000,000
• 13% on any amount exceeding €2,000,000

For example, on a €1,500,000 resale property, the buyer does not pay 12% on the total purchase price. Instead, the rate is applied progressively: 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 remaining €500,000 (€60,000), giving a total ITP liability of €150,000. New-build properties are subject to 10% VAT (IVA) plus Documented Legal Acts stamp duty (AJD) rather than ITP. Additional closing costs include legal fees, notary charges and Land Registry registration fees. Official tax rates and payment procedures are administered by the Tax Agency of the Balearic Islands (ATIB).

Residency, Brexit and the end of the Golden Visa

Foreign buyers enjoy full legal rights to purchase real estate in Spain, regardless of citizenship. However, property ownership alone does not confer residency or immigration status. Following Spain’s Ley Orgánica 1/2025, the investor residence route commonly known as the Golden Visa officially closed to new applicants on 3 April 2025.

For non-EU citizens, including British buyers post-Brexit, stays within the Schengen zone are restricted to 90 days in any 180-day period without a visa. Those intending to relocate permanently or spend extended periods in Mallorca usually apply for a Non-Lucrative Visa or a Digital Nomad Visa through the Spanish embassy or consulate in their home country. All buyers must obtain a Spanish tax identification number (Número de Identificación de Extranjero or NIE) prior to signing the property purchase deed before a public notary.

Can you let it? Holiday-let rules in Andratx

Short-term tourist rentals in Mallorca are strictly regulated under Balearic Law 6/2017. To operate legally as a holiday let, a property must hold an official tourist rental licence (ETV). Furthermore, under Real Decreto 1312/2024, every short-term let operating in Spain requires a national registration number to list on booking platforms. Because local authorities in the Balearics have placed stringent restrictions on new holiday-rental licences, potential purchasers should never assume a property can be let short-term. It is vital to verify any existing licence against the Land Registry and town hall records before paying a property premium.

For investors considering residential leases, long-term rentals fall under the Urban Leases Act (LAU). Understanding current legislation is crucial; review our guide on what Spain’s 2023 Housing Act changed for landlords before purchasing. Many international owners also evaluate the long-term cash flow options when contemplating owning a rental property in Mallorca.

Schools, healthcare and everyday life

Andratx provides a complete infrastructure for year-round residency. Families have access to local state education as well as international schools located 20 to 30 minutes away in Calvià. Primary medical services are provided by the local health centre (PAC Andratx), while major hospitals operate in Palma.

Cultural life in town revolves around local galleries, community centres and events. The CCA Andratx contemporary art centre hosts international artist residencies across its extensive gallery spaces. Gastronomy is equally strong: while high-end dining thrives across the island—such as double Michelin-starred Zaranda, now at Hotel Es Príncep in Palma—Andratx town offers relaxed local bodegas and restaurants serving seasonal Mediterranean cuisine.

Eight centuries in a paragraph: Son Mas and local heritage

Andratx town has a rich history dating back centuries. Following King Jaume I’s conquest of Mallorca in 1229, the parish of Santa Maria d’Andratx was established in 1248. Coastal watchtowers were constructed across the municipality following a major Ottoman pirate raid on 2 August 1578, an event still commemorated in local cultural celebrations.

At the heart of the municipal administration stands Castell de Son Mas on Avinguda de la Cúria. Rather than a medieval fortress, Son Mas was originally a fortified country estate (possessió) that underwent an extensive late 19th-century transformation into a castle-palace. Detailed in the history of Son Mas, the building was acquired and meticulously restored by the town hall in the 1990s to serve as the Ajuntament d’Andratx.

How CASAFARI reads the Andratx market

Navigating real estate in the south-west of Mallorca requires precise, clean market data across distinct micro-markets. With Area Insights for Andratx and the south-west of Mallorca, professionals can analyze asking and transaction trends, stock changes, average days on market, and price distributions across Andratx town, Port d’Andratx, S’Arracó and Camp de Mar.

When pricing country houses or hill-slope residences, agents rely on valuing a hillside villa with comparables using our Valuation & Market Study module to establish realistic market values. Software developers and data teams can examine technical documentation in the Area Insights developer documentation (in English). To analyze real-time market data across Mallorca, sign in to the CASAFARI platform.

Frequently asked questions

What is the difference between Andratx town and Port d’Andratx?

Andratx is the inland municipal capital containing the town hall, weekly markets, local schools and year-round services. Port d’Andratx sits roughly five kilometres away on the coast, known for its harbour front, luxury marina and waterfront villas. Buyers seeking an authentic Mallorcan town rhythm choose Andratx, whereas those prioritizing coastal living and nightlife favour the port.

Can UK citizens still buy property in Andratx, and can they live there?

UK citizens can freely buy property in Andratx without restriction, requiring only a Spanish NIE tax number to sign the notary deed. However, property ownership does not grant residence rights, limiting non-EU nationals to 90 days in any 180-day period under Schengen rules. The investor Golden Visa route closed on 3 April 2025, meaning long-term living requires applying for a Non-Lucrative Visa or Digital Nomad Visa.

What taxes do you pay when buying a resale home in Andratx?

Resale purchases in Andratx are subject to Balearic Property Transfer Tax (ITP), calculated on a progressive scale rising from 8% up to 13% based on price bands. The tax applies progressively across each band rather than as a flat percentage on the total amount. Buyer closing costs also include legal fees, notary charges and Land Registry fees, while new-build homes incur 10% VAT plus stamp duty instead of ITP.

Can I let my Andratx property to holidaymakers?

A property in Andratx can only be let to short-term holidaymakers if it holds an official ETV tourist rental licence under Balearic Law 6/2017. Additionally, properties require a national registration number under Spanish regulations enacted in 2025 to list on holiday rental platforms. Due to strict municipal licence limits, buyers should independently verify a property’s licence status with the town hall before making an offer.