CAPDEPERA PROPERTY GUIDE

Located at the easternmost tip of Mallorca in the Llevant region, the municipality of Capdepera accommodates between 13,135 and 13,298 residents according to the Instituto Nacional de Estadística (INE, 2025). The district commands strong international appeal, with 38.14% of its residential housing stock owned by foreign nationals and average asking prices reaching 4,636 €/m² in Q1 2026—a 7.5% year-on-year rise. Closed notary transactions across the surrounding Artà, Capdepera and Son Servera area averaged 2,749 €/m² in 2025, reflecting a steady demand for coastal homes and rustic fincas.

Why do international buyers target the Capdepera municipality?

Capdepera combines rugged coastal scenery, medieval heritage, and developed maritime infrastructure. Data published by property market analysts between December 2025 and October 2026 indicates that 64.6% of luxury real estate searches in Capdepera originate from abroad. This international interest reflects wider trends across the Balearic Islands, where foreign purchasers accounted for 28.9% of all transactions in Q1 2026 and 32.3% in Q2 2026 according to the Colegio de Registradores.

German buyers represent the largest overseas demographic in the Balearics, claiming 39.1% of overall international transactions and 58% of purchases in the premium sector. British buyers follow with a 9.4% overall share and 10% in the prime segment, alongside Italian (5.4%) and Swedish or Scandinavian buyers (4.2%).

To navigate the gap between advertised asking values (which averaged 4,636 €/m² in Q1 2026) and recorded notary deeds (2,749 €/m² across the Artà, Capdepera, and Son Servera registry zone in 2025), agents and investors rely on CASAFARI Area Insights and property valuation and market study tools. Software developers integrating regional market indicators can also consult the Area Insights API documentation.

Towns and villages of the Capdepera region: where to buy?

The municipality encompasses distinct coastal and inland settlements, each presenting a unique property profile based on 2025 INE population figures (published June 2026):

• Cala Ratjada (7,160 inhabitants): The primary commercial engine and coastal hub of the municipality. Cala Ratjada hosts a bustling harbour alongside neighbouring coves including Cala Lliteres (708 residents), Son Moll (207), sa Pedruscada (201), and Cala Gat (69). The Port of Cala Ratjada provides 215 moorings for vessels between 4 and 18 metres, managed jointly by PortsIB (85 public berths) and Club Nàutic Cala Ratjada (around 130 berths). It offers apartments, year-round services, and seafront living.
• Capdepera Town (3,801 inhabitants): The historic inland administrative centre, featuring the 14th-century Castell de Capdepera. The village market offers traditional stone townhouses (casas de pueblo) and surrounding country fincas in nearby hamlets like es Provençals (148 residents). It sits adjacent to Capdepera Golf, an 18-hole course designed by Dan Maples.
• Canyamel (565 inhabitants), Font de sa Cala (268), Cala Mesquida (105), and es Carregador (66): Low-density coastal retreats prized for detached villas, pine forests, and quiet bays. Canyamel is home to Canyamel Golf, a par-73, 6,000-metre course designed by José Gancedo in 1988.

Real estate professionals searching across these varied micro-locations use CASAFARI Property Sourcing to filter listings across multiple portals.

What taxes, ETV rental rules and visa laws apply in Capdepera in 2026?

Purchasing real estate in Capdepera requires adherence to Balearic regional tax laws and national regulatory updates:

Property Transfer Tax (ITP) and Stamp Duty (AJD)

For resale properties, the Agència Tributària de les Illes Balears (ATIB, 2025–2026) applies a progressive Property Transfer Tax (ITP):

• 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%
• Above €2,000,000: 13%

New-build properties subject to VAT incur a general Stamp Duty (AJD) of 1.5%, which increases to 2% for properties valued at €1,000,000 or more. For a thorough review of transaction steps before a Spanish notary, view our guide to the Spanish property purchase contract and escritura.

Balearic Wealth Tax (Impuesto sobre el Patrimonio)

Under Law 12/2023, confirmed by ATIB for the 2025 and 2026 tax years, the Balearic wealth tax exemption threshold is set at €3,000,000. This threshold applies both to Balearic tax residents and non-resident owners whose main Spanish property assets are located in the islands.

Tourist Rental Licences (ETV Rules)

Under Decree-Law 4/2025, enacted in April 2025, new ETV licences for apartments in multi-family residential buildings are permanently prohibited across Mallorca. For detached or semi-detached homes in approved PIAT zones, new licences can only be granted on a 1:1 replacement basis from the Consell de Mallorca temporary pool. Between March and June 2026, a public draw allocated 1,069 bed spaces priced at €3,500 per bed space for detached villas, €875 for semi-detached/terraced homes, and €291.67 for ETV60 licenses. Investors can explore broader market context in our analysis of owning a rental property in Mallorca and Ibiza.

Abolition of the Spanish Golden Visa

Following Organic Law 1/2025 (published in the BOE on 3 January 2025), Spain officially repealed the €500,000 real estate investment residency route effective 3 April 2025. Non-EU buyers in Capdepera must now utilize standard residency pathways, such as non-lucrative visas or digital nomad permits.

How well connected is Capdepera for year-round living and schooling?

Capdepera lies roughly 80 kilometres from Palma de Mallorca Airport (PMI). Transport de les Illes Balears (TIB, October 2026) operates key public transit routes, including the seasonal express bus 411e (direct to Palma from April to October), regular line 411 (connecting Capdepera to Manacor via Artà and Sant Llorenç), line 325 (to Alcúdia), and coastal lines 422, 423, and 424. Airport connectivity is maintained via the Aerotib A42 bus from Manacor or Cala Bona, or EMT line A1 in Palma.

For families residing in the municipality, local public education (Govern de les Illes Balears, 2026–2027) includes two municipal nurseries (Escoleta Es Ferreret in Capdepera and Escoleta Eriçons in Cala Ratjada), two primary schools (CEIP S’Alzinar and CEIP S’Auba), and IES Capdepera secondary school. International families frequently commute 30 kilometres to Manacor for the Rafa Nadal International School, which offers English-medium education accredited under Spanish, British, and American curricula.

To analyze current listing availability and perform comparative valuation studies across north-east Mallorca, real estate professionals can sign in to the CASAFARI platform.

Frequently asked questions

What are the property transfer taxes when buying a home in Capdepera?

When purchasing a resale home in Capdepera, buyers pay Balearic Property Transfer Tax (ITP) administered by the ATIB (2025–2026). Rates follow a progressive scale starting at 8% on the first €400,000, 9% between €400,000.01 and €600,000, 10% up to €1,000,000, 12% up to €2,000,000, and 13% on amounts above €2,000,000. For new-build properties subject to VAT, Stamp Duty (AJD) is 1.5%, increasing to 2% for properties valued at €1,000,000 or more. Furthermore, the Balearic Wealth Tax exemption threshold stands at €3,000,000 for eligible residents and non-residents.

Can you get a holiday rental licence (ETV) for a property in Capdepera?

Under Balearic Decree-Law 4/2025 (in force since April 2025), new tourist rental licences (ETV) are permanently banned for apartments in multi-family residential buildings across Mallorca. For detached, semi-detached or terraced houses located in approved PIAT zones, buyers must acquire an existing valid licence with the home or apply for deregistered bed spaces on a 1:1 replacement basis. The Consell de Mallorca temporary pool allocated 1,069 bed spaces between March and June 2026, setting prices at €3,500 per bed space for detached villas.

Is the Spanish Golden Visa still available when buying property in Mallorca?

No, the Spanish Golden Visa for real estate purchases is no longer available. Under Organic Law 1/2025, which came into effect on 3 April 2025, Spain officially repealed the €500,000 property investment residency route. Non-EU buyers acquiring real estate in Capdepera who plan to stay beyond 90 days must apply for alternative residency options, such as the non-lucrative visa or telework digital nomad visa, while existing Golden Visa holders remain governed by transitional renewal rules.

What schools and public transport links serve Capdepera and Cala Ratjada?

Educational facilities in Capdepera include two public nurseries (Escoleta Es Ferreret and Escoleta Eriçons), two primary schools (CEIP S’Alzinar and CEIP S’Auba), and IES Capdepera secondary school. For international education, the Rafa Nadal International School in Manacor is approximately 30 kilometres away, offering English-medium instruction with Spanish, British, and US accreditation for the 2026–2027 academic year. Capdepera sits 80 km from Palma Airport (PMI) and is served by TIB bus line 411 and the seasonal express 411e, connecting to Aerotib A42 airport services at Manacor and Cala Bona.