SON VIDA PROPERTY GUIDE
Prime residential area of golf courses with spectacular views
Son Vida is Palma de Mallorca’s premier gated residential enclave, perched in the hillside Ponent district overlooking the Bay of Palma. Home to 414 registered residents as of January 2025 (Instituto Nacional de Estadística (INE)), the estate is renowned for its strict 2,000 m² minimum plot sizes, single-entry 24-hour private security, three championship golf courses, and two luxury Marriott resorts, located just 10 minutes from central Palma.
Why do international buyers choose property in Son Vida, Palma de Mallorca?
Nestled in the foothills of the Tramuntana mountain range within Palma’s western Ponent district (statistical zone 36), Son Vida offers an elevated vantage point over the city skyline, the gothic La Seu Cathedral, and the Mediterranean Sea. Despite its international reputation as one of the most exclusive addresses in Southern Europe, Son Vida remains an intimate residential sanctuary. Figures from the Instituto Nacional de Estadística (INE) indicate a registered population of just 414 inhabitants as of 1 January 2025, comprising 253 Spanish nationals and 161 foreign residents.
Privacy and discreet security are central to the estate’s design. Son Vida operates a single vehicular access point with entry monitoring and a continuous 24-hour, 365-day private security patrol service managed through the local homeowners’ association. This dedicated infrastructure allows residents to enjoy absolute peace while maintaining immediate proximity to urban conveniences.
Connectivity is exceptional. Drivers reach the cultural institutions, fine dining, and shopping of central Palma within 10 minutes. Palma de Mallorca Airport (PMI) is located 16.4 km to the east, translating to a smooth 15- to 20-minute drive via the Ma-20 orbital ring road. For yachting enthusiasts, the superyacht berths and waterside dining of Puerto Portals marina in Portals Nous are equally accessible, sitting just 15 to 20 minutes away via the Ma-1.
What types of villas and building plots are available in Son Vida?
The architectural landscape of Son Vida reflects six decades of high-end residential development. Lower hillside plots bordering the fairways feature expansive classic Mediterranean estates with whitewashed facades, terracotta roof tiles, and manicured subtropical gardens. Higher up the hillside, modern architectural masterpieces dominate, characterised by floor-to-ceiling glass, infinity pools, cantilevered terraces, and unobstructed vistas across the Bay of Palma.
Urban planning parameters across the estate are strictly governed by Palma’s General Urban Development Plan (Plan General de Ordenación Urbana) under the single-family residential classification (ciudad jardín extensiva). Key zoning limits for building plots include:
- Minimum plot size: 2,000 m², ensuring low residential density across the hillside.
- Maximum plot occupancy (ocupación máxima): 25%, preserving open space, native pine trees, and garden terrain.
- Net buildability (edificabilidad neta): Approximately 33% (0.33 m² of constructed floor space per m² of plot area).
These strict zoning rules prevent overdevelopment, safeguard scenic views between neighbouring properties, and maintain long-term capital value for home buyers and estate investors.
Golf courses, five-star hotels and international schools near Son Vida
Son Vida is built around three 18-hole courses managed by Arabella Golf Mallorca, making it a premier destination for golf enthusiasts:
- Golf Son Vida: Mallorca’s oldest golf course, originally designed by Fred W. Hawtree and officially inaugurated in 1964 by Prince Rainier of Monaco. Redesigned in 2001 by Kurt Rossknecht, Golf Son Vida at Arabella Golf Mallorca winds through mature pine forests and prestigious residential avenues.
- Golf Son Muntaner & Golf Son Quint: Complementing the flagship course, these neighboring venues offer championship layouts, driving ranges, and pitch-and-putt facilities.
Two renowned five-star hotels owned by Marriott International frame the golf courses: the adults-only Castillo Hotel Son Vida, a Luxury Collection Hotel, Mallorca—housed in a converted 13th-century castle offering high-end dining and spa facilities—and the family-oriented Sheraton Mallorca Arabella Golf Hotel.
Families residing in Son Vida enjoy convenient access to top-tier international education. Green Valley International School (offering the British curriculum and International Baccalaureate) sits directly at the foot of the hillside in neighbouring Son Puig. Additional international choices within a 10-minute drive across western Palma include Queen’s College in Bonanova, Bellver International College in Marivent, and the Lycée Français de Palma in Sa Teulera.
Property taxes, tourist licences (ETV) and residency rules in Son Vida (2025–2026)
Navigating real estate transactions in the Balearic Islands requires a clear understanding of regional tax structures, tourist rental restrictions, and residency legislation.
Property Transfer Tax (ITP) for resale purchases
When purchasing a resale villa or land plot in Son Vida, buyers pay the Balearic Islands Property Transfer Tax (Impuesto sobre Transmisiones Patrimoniales - ITP). According to official scales published by the Agencia Tributaria Balearic Islands tax scales (2025/2026), ITP is calculated progressively based on purchase value:
- 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%
- Portion exceeding €2,000,000: 13%
Balearic Wealth Tax (Impuesto sobre el Patrimonio)
Under regional tax rules, residents and non-residents who hold property in Mallorca benefit from a regional tax-free allowance (mínimo exento) of €3,000,000 per individual taxpayer. Net assets above €3,000,000 are subject to progressive tax brackets starting at 0.28% and reaching 3.45% for net taxable wealth exceeding €10.91 million.
Ban on new tourist rental licences (ETV)
In February 2026, Palma’s Urban Planning Department (Gerencia de Urbanismo) updated the city’s urban plan (PGOU) to completely ban the issuance of new holiday rental licences (Estancias Turísticas en Viviendas - ETV) across the entire municipality. This total ban applies to detached single-family homes in neighbourhoods such as Son Vida. Investors seeking rental yield from vacation lets must acquire a villa that holds a pre-existing, definitive ETV licence granted prior to the municipal restriction.
End of the Spanish Golden Visa
For non-EU buyers, real estate investment no longer provides a direct path to Spanish residency. The Golden Visa scheme (€500,000 property investment route) was repealed by Final Provision 21 of Organic Law 1/2025 in the Official State Gazette (BOE), taking full legal effect on 3 April 2025. International buyers seeking long-term residency now typically apply for Non-Lucrative Visas or Digital Nomad Visas.
How to analyse the Son Vida property market with CASAFARI
Understanding market dynamics in hyper-exclusive micro-markets requires precise real estate data. Estate agents, family offices, and private buyers rely on CASAFARI Area Insights to analyze active listing counts, historical pricing trajectories, and average time on market across Palma de Mallorca.
By consolidating and deduplicating property listings across hundreds of portals and agency sites, CASAFARI allows buyers’ agents to trace the complete history of individual Son Vida villas. Combined with our property valuation and market study tool, professionals can benchmark comparable hillside transactions with accuracy.
Whether you are structuring a property purchase or evaluating a sales strategy, review our guide to the Spanish purchase contract and escritura or our guide on selling a property in Mallorca. To view live property listings and hyper-local analytics, sign in to the CASAFARI platform.
Frequently asked questions
Can I get a tourist rental licence (ETV) for a villa in Son Vida?
Since February 2026, Palma City Council (Ayuntamiento de Palma) has implemented a complete ban on the creation of new tourist rental licences (ETV) across the entire municipality, including detached single-family villas in Son Vida. Consequently, new property buyers cannot obtain a new holiday rental licence for a Son Vida villa. Only properties that already possess a valid, definitive ETV licence granted prior to the municipal ban may continue to operate legally as short-term holiday rentals.
What is the minimum plot size and buildability in Son Vida?
Under Palma municipal urban planning regulations for single-family residential zones (ciudad jardín extensiva), the minimum plot size in Son Vida is 2,000 m². The regulations enforce a maximum ground occupancy (ocupación máxima) of 25% of the total plot area and a maximum net buildability (edificabilidad neta) of approximately 33% (0.33 m² of above-ground constructed area per m² of land).
What taxes apply when buying a luxury villa in Son Vida, Mallorca?
Resale property transactions in Mallorca are subject to Balearic Islands Property Transfer Tax (ITP), which follows a progressive scale starting at 8% up to €400,000, 9% for €400,000 to €600,000, 10% for €600,000 to €1,000,000, 12% for €1,000,000 to €2,000,000, and 13% on any portion exceeding €2,000,000. Additionally, property owners face annual Wealth Tax (Impuesto sobre el Patrimonio), which features a regional tax-free allowance of €3,000,000 per individual before progressive rates ranging from 0.28% to 3.45% apply.
Does buying a property in Son Vida still qualify for a Spanish Golden Visa?
No, Spain officially abolished the real estate investor residency visa (Golden Visa) under Organic Law 1/2025, which came into full legal effect on 3 April 2025. Purchasing property of €500,000 or more no longer confers residency rights in Spain. Non-EU citizens purchasing a villa in Son Vida who wish to stay longer than 90 days in a 180-day period must apply for alternative residency options, such as the Non-Lucrative Visa or Digital Nomad Visa.