LLUCMAJOR PROPERTY GUIDE
Southern treasure dotted with residential areas and beaches of turquoise sea
Llucmajor is Mallorca’s largest municipality by land area, covering 327.33 km² with 40,502 residents according to data from the Instituto Nacional de Estadística (INE) as of January 2025. Located just 15 km from Palma Airport, average residential asking prices across its 16 population centres stood at 4,663 €/m² in September 2026 according to Idealista, ranging from 3,110 €/m² in the inland town to 5,882 €/m² in coastal Cala Pi.
Why is Llucmajor attracting southern Mallorca property buyers and investors?
Positioned in southern Mallorca, Llucmajor combines expansive territory with immediate proximity to Palma and Son Sant Joan Airport via the Ma-19 motorway. The municipality offers an appealing alternative to congested western districts, providing generous land plots, dramatic cliffline sea views, and a traditional Mallorcan town atmosphere without sacrificing connectivity.
The municipal market divides into two clear asset categories: inland historic townhouses and rural fincas around Puig de Randa, and modern coastal villas and apartments across the Bay of Palma and southern coves. According to September 2026 Idealista figures, overall municipal asking prices average 4,663 €/m², with houses and chalets averaging 4,829 €/m² and apartments averaging 4,266 €/m².
Investors evaluating investing in Mallorca’s property market find diverse yield profiles in Llucmajor. Residential long-term rents across the municipality average 17.8 €/m² per month as of September 2026. Real estate professionals use CASAFARI Area Insights to monitor real-time pricing trends, time on market, and active inventory shifts across these distinct micro-locations.
Towns and coastal urbanisations of the Llucmajor region: where to buy
The Ajuntament de Llucmajor registers 16 distinct population centres across its 327.33 km² expanse, giving buyers an unusually wide selection of lifestyle and investment environments.
Llucmajor Interior
The historic market town of Llucmajor sits at the heart of the municipality below Puig de Randa. Characterised by its pedestrianised town square (Placa Espanya), historic stone townhouses, and expansive rural estates (fincas rústicas), Llucmajor Interior remains the most accessible sub-market, averaging 3,110 €/m² in September 2026. Renovated townhouses with private courtyards and rustic fincas with land provide authentic Mallorcan living within a 15-minute drive of the coast.
Western cliffside urbanisations (Bay of Palma)
Stretching along the coastal cliffs overlooking the Bay of Palma lie Son Verí Nou, Cala Blava, Bellavista, Puig de Ros, Sa Torre, Maioris Decima, Badia Blava, Badia Gran and Tolleric. These master-planned residential urbanisations feature modern detached villas with private pools and low-rise apartment complexes. Very popular with year-round international families and commuters, these settlements benefit from local commercial centres, the 18-hole Golf Maioris, and local state schooling like CEIP Urbanitzacions.
Southern coast and coves
Further southeast, the coastal settlements of Cala Pi, Es Pas de Vallgornera, Vallgornera Nou and s’Estanyol represent the municipality’s top-tier valuation bracket. Cala Pi and Vallgornera command average asking prices of 5,882 €/m² as of September 2026, driven by front-line cliffside villas offering unobstructed Mediterranean views. Boating enthusiasts gravitate toward s’Estanyol, home to the 268-berth Club Nàutic s’Estanyol marina.
s’Arenal and Ses Palmeres
Bordering Palma to the northwest, s’Arenal and Ses Palmeres offer higher-density residential options alongside Club Nàutic s’Arenal and the main beach promenade. These zones feature entry-level apartments and strong long-term rental demand. Agents conducting a detailed property valuation and market study use clean, deduplicated market data from Property Sourcing to cross-compare gross yields across s’Arenal apartments and coastal villas.
Transport, golf, marinas and schooling in Llucmajor
Llucmajor is exceptionally connected via the Ma-19 motorway corridor. Driving times from Llucmajor town are approximately 10 to 15 minutes (15 km) to Palma Airport (Son Sant Joan) and 15 to 20 minutes (22 km) to central Palma.
Public transportation is managed by the Transport de les Illes Balears (TIB) bus network. Direct express bus line A51 operates year-round between Llucmajor town and Palma Airport. Additional routes including lines 501, 501e and 508 connect inland Llucmajor to Palma’s Estació Intermodal, while line 504 links coastal urbanisations such as Tolleric, Badia Gran, and Puig de Ros directly to Palma.
For leisure and sports, Llucmajor hosts two premier golf destinations: Marriott’s Golf Son Antem, featuring two 18-hole championship courses (East and West) directly off the Ma-19, and the 18-hole Golf Maioris course situated near Puig de Ros. Nautical facilities include Club Nàutic s’Arenal, Club Nàutic s’Estanyol with 268 moorings, and the natural sheltered cove harbour at Cala Pi.
Families moving to Llucmajor have access to local public (CEIP) and semi-private (concertado) schools, including CEIP Urbanitzacions, CEIP Rei Jaume III, and Nostra Senyora de Gràcia. Private international British, German, and International Baccalaureate (IB) institutions—such as Bellver College, Baleares International College (BIC), and Eurocampus—are situated 15 to 25 minutes away in neighbouring Palma.
Property taxes, ETV holiday-let rules and residency for international buyers in 2026
Navigating real estate purchases in Mallorca requires clarity on Balearic tax laws, holiday rental regulations, and non-EU residency options.
Balearic Property Transfer Tax (ITP) and VAT
When purchasing a resale property in Llucmajor, buyers pay the progressive Balearic Impuesto sobre Transmisiones Patrimoniales (ITP) collected by the Agència Tributària de les Illes Balears (ATIB). As of October 2026, standard marginal ITP rates are set as follows:
| Property Value Bracket | Marginal ITP Tax Rate |
|---|---|
| Up to €400,000 | 8% |
| €400,000.01 – €600,000 | 9% |
| €600,000.01 – €1,000,000 | 10% |
| €1,000,000.01 – €2,000,000 | 12% |
| Over €2,000,000 | 13% |
A reduced primary-residence rate of 4% (2% for families, disability, or buyers under 36; 0% for first-time buyers under 30) applies only if the total property purchase price does not exceed €331,859.70. For new-build developments, buyers pay 10% Value Added Tax (IVA) plus 1.5% Stamp Duty (Actos Jurídicos Documentados – AJD), which increases to 2% AJD for property values exceeding €1,000,000.
Holiday rental licences (ETV rules)
Tourist accommodation in Llucmajor is strictly governed by Balearic Law 8/2012 and Balearic Decree-Law 4/2025 on tourist accommodation (enacted 11 April 2025). Key rules include:
- Apartment Ban: A complete, permanent ban applies to new tourist rental licences (ETV) in multi-family residential apartment buildings.
- Saturated Z1 Zones: Densely built coastal areas in Llucmajor—specifically s’Arenal, Son Verí, Cala Blava, and Bellavista—are designated as saturated Z1 zones, where no new tourist rental licences can be granted.
- Detached Houses and CBAT Pool: In eligible non-saturated zones, owners of single-family detached or semi-detached houses may only acquire new licences if tourist bed spaces are purchased from the official municipal pool (CBAT) when decommissioned places become available. Costs stand at €3,500 per bed space for detached villas and €875 for semi-detached/terraced homes.
- Fines: Operating an illegal holiday rental in Mallorca carries severe administrative fines up to €500,000.
Residency options after the Golden Visa
Under Organic Law 1/2025 in the Boletín Oficial del Estado, Spain officially abolished its €500,000 real estate Golden Visa scheme effective 3 April 2025. Existing Golden Visa holders maintain their right to renew under transitional rules.
UK and other non-EU buyers planning to spend more than 90 days out of every 180 in Mallorca must utilise alternative residency pathways:
- Non-Lucrative Visa (NLV): Designed for retirees and self-funded individuals who intend to live in Spain without engaging in local employment.
- International Telework / Digital Nomad Visa: Enacted under Law 28/2022, allowing remote employees and freelancers to reside in Spain while working for companies located outside Spain.
- Entrepreneur Visa: For individuals launching innovative, high-value business ventures in Spain.
Before executing agreements, buyers should review the legal formalities outlined in Spanish property contracts and the escritura deed.
To analyze current listings, explore historical transaction data, or assess investment opportunities across Llucmajor’s 16 sub-markets, sign in to the CASAFARI platform.
Frequently asked questions
What are the property transfer taxes when buying a home in Llucmajor?
Resale buyers in Llucmajor pay the progressive Balearic Property Transfer Tax (ITP) to the ATIB: 8% on the first €400,000, 9% between €400,000.01 and €600,000, 10% between €600,000.01 and €1,000,000, 12% between €1,000,000.01 and €2,000,000, and 13% on any portion above €2,000,000 as of October 2026. Buyers of new-build properties pay 10% VAT (IVA) plus 1.5% Stamp Duty (AJD), which rises to 2% AJD for new homes priced above €1,000,000.
Can you get a holiday rental licence (ETV) in Llucmajor in 2026?
Under Balearic Decree-Law 4/2025 and Law 8/2012, new ETV tourist licences are permanently banned for all multi-family apartments across Mallorca and inside saturated Z1 coastal zones of Llucmajor (s’Arenal, Son Verí, Cala Blava, and Bellavista). In eligible non-saturated zones, owners of detached or semi-detached houses can only apply for a licence when decommissioned places are released by the CBAT pool, priced at €3,500 per bed space for detached villas and €875 for semi-detached properties.
How can UK and non-EU citizens live in Mallorca after the end of Spain’s Golden Visa?
Organic Law 1/2025 formally ended Spain’s €500,000 real estate Golden Visa on 3 April 2025, though existing visa holders remain eligible to renew. Non-EU buyers wishing to stay in Llucmajor for more than 90 days per 180-day period now typically apply for the Non-Lucrative Visa for self-funded residents or retirees, or the International Telework / Digital Nomad Visa under Law 28/2022 for remote professionals.
Are there international schools and direct airport transport links in Llucmajor?
Llucmajor town is situated 15 km (10 to 15 minutes by car) from Palma Airport along the Ma-19 motorway and is connected year-round by the direct TIB A51 express airport bus, alongside regional lines 501, 504, and 508 to central Palma. While Llucmajor has local state and concertado schools such as CEIP Urbanitzacions, established international British, German, and IB schools including Bellver College, BIC, and Eurocampus are located 15 to 25 minutes away in Palma.
