PUNTIRO PROPERTY GUIDE
Quiet destination for golf and family residence
Puntiró is an exclusive, low-density hillside residential enclave in the north-east of the municipality of Palma de Mallorca (postcode 07198). Situated 10 to 14 kilometres north-east of Palma city centre along the Ma-3011 road, Puntiró is defined by detached luxury villas on generous plots of at least 7,000 square metres, elevated views towards the Bay of Palma, and proximity to the 66-hectare T Golf Palma Puntiró course.
Why do buyers choose property in Puntiró, Palma de Mallorca?
High-net-worth buyers and relocating families are increasingly drawn to Puntiró for its rare balance of rural peace and municipal convenience. Perched on gentle pine-clad hills along the Camí Vell de Sineu, the area provides panoramic vistas over the Pla de Mallorca plain down to the Mediterranean horizon. Residential properties here consist primarily of substantial modern villas and stone-clad country houses, designed with expansive south-facing terraces, mature olive gardens, and private swimming pools.
Unlike dense coastal urbanisations, Puntiró sits within Palma’s rural-residential transition zone, bordering the neighbouring municipality of Marratxí and the agricultural Raiguer region. This strategic setting gives homeowners total seclusion without sacrificing urban infrastructure. While Puntiró feels like a tranquil countryside haven, it remains within the administrative boundary of Palma de Mallorca—a bustling capital that registered 484,039 residents in its municipal padrón in January 2025 (published by the Ayuntamiento de Palma in June 2026).
For investors analysing neighbourhood supply and property turnover across the Balearics, CASAFARI Area Insights offers live data on real estate distribution and market trends across Palma’s outlying residential districts.
How does T Golf Palma Puntiró shape the neighbourhood?
The geographical and social anchor of the community is T Golf Palma Puntiró, located at the base of the hillside at kilometres 9.45 to 10 of the Ma-3011 Sineu road. Originally established as Golf Park Mallorca Puntiró, the course was inaugurated in September 2006 as the 279th design by Jack Nicklaus’s renowned firm, Nicklaus Design. Spanning 66 hectares (approximately 165 acres) of rolling countryside, the 18-hole, par-71 layout integrates seamlessly into the native landscape of carob, wild olive, pine, and almond trees, punctuated by two large scenic lakes.
Because the golf course occupies the historic S’Estanyol de Puntiró country estate, strict environmental planning prevents apartment blocks or high-density housing from encroaching on the fairways. Surrounding homeowners enjoy uninterrupted green views and direct access to top-tier sports facilities, including an extensive driving range and clubhouse dining, ensuring long-term asset stability for neighbouring real estate.
How well connected is Puntiró to Palma, the airport, beaches and international schools?
Connectivity is one of Puntiró’s strongest advantages. A frequent misconception in legacy property listings is that central Palma lies to the west; in reality, Palma’s historic centre, cathedral, and marina lie 10 to 14 kilometres to the south-west. Via the Ma-3011 and the Ma-20 ring road, drivers reach downtown Palma within 15 to 20 minutes.
Palma de Mallorca Airport (PMI) is equally accessible, located roughly 14 kilometres away—a swift 15-minute drive. For beach lovers, Can Pastilla beach and the renowned Purobeach Palma beach club (situated at Carrer del Pagell 1, between Can Pastilla and Cala Estància) are also just 14 kilometres from the hillside.
For families relocating to Mallorca, Puntiró offers exceptional proximity to leading international schools:
- The Academy International School: Located in neighbouring Marratxí, just minutes away by car, offering the British National Curriculum and International Baccalaureate (IB) for pupils aged 2 to 18.
- Baleares International College (BIC): Easily accessible in Sant Agustí (Palma) or Sa Porrassa (Calvià) via the Ma-20 motorway network.
- Rafa Nadal International School: Positioned eastwards along the Ma-3011 and Ma-15 corridors in Manacor, offering an American curriculum taught in English alongside world-class sports education.
What are the zoning and building rules in Puntiró (PGOU Palma)?
To safeguard the architectural integrity and low density of Puntiró, development is regulated under Article 239 of Palma’s General Urban Plan (PGOU, updated October 2023). Under the PGOU, Puntiró is categorized as Rustic Land within the specialised regime Subzonas de parcelación limitada de núcleo rural (PL-NR).
Architects and prospective buyers must adhere to strict statutory parameters:
- Minimum Plot Size: 7,000 square metres per plot.
- Maximum Density: Strictly 1 single-family residential dwelling per plot.
- Buildability Ratio: Maximum 0.05 m²/m² (allowing a maximum total built area of 350 m² on a standard 7,000 m² plot).
- Plot Occupancy: Capped at 5% ground coverage.
- Maximum Height: 6 metres, restricted to a maximum of two storeys (ground floor plus one upper level).
It is important to note a common point of confusion regarding commercial use: individual residential plots inside the PL-NR subdivision are strictly restricted to single-family villas. Converting a standard residential plot into a rural hotel or agroturismo is legally prohibited under Article 239. Hotel conversions require independent agricultural rustic estates located outside the PL-NR parcel, subject to separate approvals from the Consell de Mallorca.
When evaluating high-value homes with extensive grounds, real estate professionals rely on an accurate property valuation and market study to calibrate valuation models against true land area, living space, and elevation.
What taxes, holiday-let rules and residency laws apply to Puntiró buyers in 2026?
Acquiring a residence in Puntiró requires navigating the Balearic tax framework and regional housing legislation in force for 2026.
Property Transfer Tax (ITP)
When purchasing a resale villa in Mallorca, buyers pay Property Transfer Tax (Impuesto sobre Transmisiones Patrimoniales or ITP), managed by the Agència Tributària de les Illes Balears (ATIB). The tax operates on a progressive scale across purchase price brackets:
- Up to €400,000: 8.0%
- €400,000.01 to €600,000: 9.0%
- €600,000.01 to €1,000,000: 10.0%
- €1,000,000.01 to €2,000,000: 12.0%
- Over €2,000,000: 13.0%
Because luxury villas in Puntiró frequently trade above €1,000,000, buyers should factor these upper marginal rates into their acquisition budgets. For detailed legal guidance on title deeds and purchase contracts, review our insight on the purchase contract and title deed (escritura) in Spain.
Holiday Rental Licences (ETV)
Under Balearic Decree-Law 4/2025 (in effect since April 2025), multi-family apartments across the Balearic Islands are permanently barred from acquiring new tourist rental licences. For detached single-family villas in Puntiró, new ETV (Estancia Turística en Viviendas) licences can only be issued in designated eligible zones by acquiring tourist places from the Consell de Mallorca’s temporary pool (CBAT). This operates under a strict 1:1 zero-growth replacement rule at a fixed cost of €3,500 per place. Investors seeking rental returns frequently prioritize properties that already possess grandfathered, valid ETV licences. Learn more about operational management in our guide on owning a rental property in Mallorca and Ibiza.
Residency Options for Non-EU Buyers
Following the enactment of Organic Law 1/2025 on 2 January, Spain officially repealed the real estate Golden Visa route on 3 April 2025. Non-EU buyers (including UK, US, and Swiss nationals) can no longer obtain Spanish residency purely through a €500,000 property purchase. Non-EU purchasers now typically utilize Spain’s Non-Lucrative Visa or Digital Nomad Visa for long-term residency.
Real-Time Market Analytics for Investors
Whether you are acquiring a countryside sanctuary or advising international clients on prime Balearic land, staying informed on current asking prices and transaction velocity is essential. Property professionals can sign in to the CASAFARI platform for live Balearic market data or explore developer integration capabilities via the Area Insights API documentation (in English).
Puntiró stands out as one of Palma’s most refined residential enclaves, where strict 7,000 m² plot rules protect open landscape views, privacy, and long-term asset value. By combining Nicklaus-designed golf with fast access to Palma’s top international schools and airport, Puntiró remains a premiere destination for discerning international buyers.
Frequently asked questions
Where is Puntiró located and how long does it take to drive to Palma and the airport?
Puntiró is a hillside residential urbanisation located in the north-east of the municipality of Palma de Mallorca (postcode 07198), accessed along the Ma-3011 Sineu road. Central Palma lies 10 to 14 kilometres to the south-west and is reachable in 15 to 20 minutes by car. Palma de Mallorca Airport (PMI) and Can Pastilla beach are located approximately 14 kilometres away, taking about 15 minutes to drive.
What is the minimum plot size to build a villa in Puntiró?
Under Article 239 of Palma’s General Urban Plan (PGOU), Puntiró is zoned under the limited rural-nucleus subdivision regime (PL-NR). Building a new detached villa requires a minimum plot size of 7,000 square metres, with density restricted to one single-family dwelling per plot. The regulations cap maximum buildability at 0.05 m²/m², plot occupancy at 5%, and building height at 6 metres across two storeys.
Can I get a holiday rental licence (ETV) for a villa in Puntiró in 2026?
Under Balearic Decree-Law 4/2025, new ETV tourist rental licences for detached villas in permitted municipal zones are only granted if the owner purchases tourist places from the Consell de Mallorca temporary pool (CBAT). This process follows a 1:1 replacement cap priced at €3,500 per tourist place. Buyers seeking tourist rental income often choose Puntiró villas that already hold an active, transferable ETV licence.
Does buying a property in Puntiró still qualify for Spain’s Golden Visa?
No, purchasing property in Puntiró no longer qualifies for Spain’s Golden Visa. Organic Law 1/2025 repealed the real estate investor visa route on 3 April 2025. Non-EU buyers seeking residence in Mallorca now apply through standard avenues such as the Non-Lucrative Visa or the Digital Nomad Visa.