SON ARMADAMS PROPERTY GUIDE
Exquisite area surrounded by the Bellver greenery
Situated in Palma de Mallorca’s Ponent district, Son Armadams is a peaceful residential area of 8,279 to 8,800 residents, set between the 14th-century Castell de Bellver forest and the remodelled 3.5-kilometre Paseo Marítimo. Offering tree-lined avenues of mid-century apartments and restored private villas, it provides immediate proximity to international schools and central Palma, making it one of the capital’s most sought-after neighbourhoods for families and investors.
Why choose a property in Son Armadams, Palma?
Son Armadams forms statistical zone 21 within Palma’s Ponent district, bounded by El Terreno to the west, Bellver castle forest to the north, Son Dureta and Son Espanyolet to the north-east, and the vibrant dining district of Santa Catalina and El Jonquet to the east. According to data from the INE and Palma Municipal Register, the neighbourhood hosts a stable population of between 8,279 and 8,800 residents within a city of over 434,000 official inhabitants.
The property landscape in Son Armadams is defined by its architectural elegance and green elevated setting. Lower sections near the seafront feature substantial mid-century and contemporary apartment buildings with expansive wrap-around terraces facing the harbour. As the streets ascend towards the Bellver hillside, the landscape shifts to quiet, leafy avenues lined with renovated private villas, mature Mediterranean gardens, and secluded swimming pools.
Living in Son Armadams offers a rare balance between serene residential privacy and urban connectivity. Residents enjoy effortless walkable access down the hill to Santa Catalina’s thriving market and restaurant quarter, as well as the newly pedestrianised seafront promenade.
Castell de Bellver, golf and coastal leisure on the doorstep
Crown jewel of the district’s backdrop, the circular Gothic Castell de Bellver was commissioned in 1300 by King James II of Mallorca and designed by master architect Pere Salvà, with primary construction completed between 1309 and 1311. As detailed in the Castell de Bellver municipal history archive, the structure has served as a royal residence, political prison, and temporary mint, before housing Palma’s City History Museum. Surrounding the castle, the expansive Bellver pine forest (‘El Bosque’) acts as a green lung for Son Armadams, providing miles of shaded trails for morning runs, dog walks, and summer evening outdoor concerts in the castle courtyard.
Golf enthusiasts located in Son Armadams benefit from immediate access to the Arabella Golf resort, situated just minutes away. The complex features three 18-hole courses: Son Muntaner, Son Quint, and Golf Son Vida. As noted by Arabella Golf Mallorca (Golf Son Vida), Golf Son Vida is the oldest course in the Balearic Islands; originally designed by British architect F. W. Hawtree and inaugurated in 1964 by Prince Rainier of Monaco, it remains a flagship destination for golfers.
For maritime and leisure pursuits, the bottom of the neighbourhood connects directly to Palma’s seafront promenade. A comprehensive transformation across 3.5 kilometres of the Paseo Marítimo between Porto Pi and Avenida de Argentina was concluded by Ports de Balears in autumn 2025, winning the 2026 FAD City and Landscape Opinion Award. Porto Pi Shopping Centre sits just 2 kilometres away (a 5-minute drive), while the sandy beaches of Cala Major are located 3.5 kilometres away, taking 10 to 15 minutes by car or local bus.
Schools, transport links and daily life for families
Son Armadams is exceptionally popular with relocating families due to its direct integration into Palma’s educational infrastructure. Colegio Santa María is situated within the neighbourhood itself, while Palma’s established ‘Zona Colegios’ belt—featuring revered institutions like Montesión, La Salle, San Cayetano, and Madre Alberta—is only minutes away.
For international families seeking foreign curricula, Son Armadams offers rapid road connections to western Palma’s top international schools:
- Bellver International College (Marivent / Cala Major)
- Queen’s College (Bonanova)
- Svenska Skolan (The Swedish School)
- Lycée Français Palma
- Green Valley International School
Public transport options managed by EMT Palma serve the neighbourhood along main thoroughfares including Paseo Marítimo, Marquès de la Sènia, and Andrea Doria. Routes 1, 3, 4, 20, 29, 46, 47, and night service N1 connect residents to central Palma in 7 to 15 minutes. Commuters can view full EMT Palma bus routes and timetables for real-time schedules. Palma Airport is located 10 to 11 kilometres away, accessible in roughly 15 minutes by motorway or via connection to express bus line A1.
Buying and investing in Son Armadams: taxes, ETV rules and market data
Investors and buyers considering Son Armadams must navigate specific regulatory updates applicable in 2026. Under Balearic Decree-Law 4/2025, new holiday rental licences (ETV) are strictly prohibited for apartments in multi-family buildings across Palma. Existing apartment licences (ETVPL) remain valid subject to 5-year renewals and community approvals. New ETV tourist licences from the Consell de Mallorca temporary pool (1,069 places allocated in 2026 under a 1:1 replacement rule) are strictly limited to detached villas (€3,500 per place), semi-detached houses (€875 per place), or primary residences rented for up to 60 days per year under the ETV60 scheme (€291.67 per place).
When purchasing resale residential real estate, transaction costs are governed by progressive Property Transfer Tax (ITP) rates administered by the Agència Tributària de les Illes Balears (ATIB):
- 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%
- Exceeding €2,000,000: 13%
Full tax bracket guidelines can be reviewed via the Balearic Tax Agency (ATIB) progressive ITP rates. Reduced rates between 2% and 4% (or up to 100% tax relief under Law 4/2026) apply for primary home purchases by qualified young buyers under 30 or 36 years of age.
Non-EU property buyers should note that Spain’s Golden Visa scheme (which previously granted residency for real estate purchases over €500,000) was officially repealed by Organic Law 1/2025, published in the Organic Law 1/2025 in the Official State Gazette (BOE), with the abolition taking full effect on 3 April 2025.
To navigate Palma’s competitive prime market effectively, buyers and estate agents consult our comprehensive guide to buying property in Spain and our detailed overview of selling a property in Mallorca. Real estate professionals rely on CASAFARI Area Insights and our automated property valuation and market study tool to track real-time asking prices, evaluate market liquidity, and analyze pricing trends across Son Armadams.
Whether you are acquiring a family villa near Bellver forest or pricing an modern penthouse overlooking the bay, you can sign in to the CASAFARI platform to access accurate market insights across Mallorca.
Frequently asked questions
Can you get a holiday rental licence for an apartment in Son Armadams?
No. Under Balearic Decree-Law 4/2025, new tourist rental licences (ETV) are prohibited for apartments in multi-family buildings across Palma and Mallorca. Pre-existing ETVPL licences remain valid subject to 5-year renewals and homeowner community approval. New ETV licences from the Consell de Mallorca temporary pool (1,069 places allocated in 2026) are restricted to detached houses (€3,500 per place), semi-detached properties (€875 per place), or primary residences rented for up to 60 days annually under the ETV60 scheme (€291.67 per place).
What are the property transfer tax (ITP) rates in Mallorca in 2026?
According to the Balearic Tax Agency (ATIB), resale residential property acquisitions incur progressive Property Transfer Tax (ITP) charged in brackets: 8% on values up to €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 amount exceeding €2,000,000. Qualifying young buyers under 30 or 36 purchasing a primary home may access reduced rates of 2% to 4% or full exemptions under Law 4/2026.
Is the Spanish Golden Visa still available for property buyers in Palma?
No. Spain eliminated the residency-by-investment scheme (Golden Visa) for property purchases of €500,000 or more via Organic Law 1/2025 of 2 January, published in the Official State Gazette (BOE). The repeal came into full effect on 3 April 2025, meaning non-EU real estate buyers must pursue standard residency pathways, such as non-lucrative or digital nomad visas.
Which international schools are near Son Armadams in Palma?
Son Armadams sits directly adjacent to Palma’s ‘Zona Colegios’ educational corridor, housing Colegio Santa María within its borders and key Spanish private schools like Montesión, La Salle, San Cayetano, and Madre Alberta nearby. For international programs, the district is minutes away from western Palma’s top international schools, including Bellver International College in Marivent, Queen’s College in Bonanova, Svenska Skolan, Lycée Français, and Green Valley International School.