Buy Property in Andorra — The Right Way

Buying in Andorra should feel organised and predictable. We begin with a short discovery call to understand budget, timing, location preferences and the way you like to live. From there, we curate a realistic shortlist-focusing on properties that actually meet your criteria rather than everything on the market-then plan efficient viewings so you can compare options in a single, well-structured visit.

Most purchases complete in roughly 4–8 weeks once the price is agreed. The pace depends on five things: your bank/KYC readiness, the deposit contract being signed and funded, foreign-investment authorisation if you need it, the habitability certificate being in order, and the notary slot. We front-load those items so signing day is administrative, not stressful.

When you’re ready to move forward, we coordinate the key steps: document checks, deposit/arras contract, foreign-investment filing (and its tax, where applicable), and the notary/registry pack. You’ll know what happens next, who is doing it and when it will be finished. After notary, we stay with you-utilities, internet, building administration and any immediate after-sale issues. If you’re aiming for residency, we align the purchase timeline with your plan so nothing works against your next step.

The process of buying a property in Andorra, at a glance

We start with a short call to understand your budget, timing and how you want to live. Then we build a focused shortlist and line up viewings in a sensible route so you can compare the best options in one efficient visit.
When you’re happy to proceed, we manage the offer, the paperwork, and the coordination between you, the seller, your bank (if you’re using one) and the notary—so there’s never any guesswork. After completion, we help with utilities, internet and the building handover so you can move in smoothly.

• Discovery & brief: a 30-minute call to agree must-haves vs nice-to-haves.
• Shortlist & viewings: hand-picked homes, organised logically.
• Offer & checks: sensible pricing plus practical checks on title, building and the community.
• Contracts & notary: a simple reservation agreement – “arras”; the deed and registration paperwork prepared in parallel.
• Handover & setup: utilities, internet, building admin and immediate move-in steps.

How long does it take to buy a property in Andorra

Most purchases wrap up in about 4–8 weeks once documents and funds are ready. The pace comes down to five things:

1. Opening a bank account and having your identity/source-of-funds documents ready,
2. Signing and funding the deposit (the “arras”),
3. Foreign-investment authorisation (if you need it),
4. Habitability paperwork in order, and
5. Locking the notary date.
   We front-load those items so signing day is calm and administrative.

Deposit & contract mechanics (10% commitment for sale)

It’s normal to reserve the property with a simple private contract and a deposit around 10%. This fixes the price, the key dates and what happens if either side pulls out. We draft/verify the terms with you before any money moves, so you know exactly what you’re agreeing to. (The “double deposit back if the seller withdraws” remedy is commonly used here and can be written in.)

Foreign investment authorisation (if applicable)

If you’re not Andorran (or buying via a foreign-owned entity), you must apply for authorisation and pay the Foreign Real-Estate Investment Tax before the deed. The administration’s decision window is up to 2 months (can extend by one), so we file early and track it for you. There’s also a €300 application fee. We prepare the pack, file it, and make sure payment proof is ready for the notary.

Habitability & technical checks

Homes need a Habitability Certificate to sell and to connect utilities; we confirm status and expiry with the seller. Beyond paperwork, we look at everyday Andorra specifics—sunlight, winter access/parking, heating/insulation, and distance to services/schools—so the home works in real life, not just on paper.

Fees and buyer-side taxes to expect (with simple examples)

• Resale homes: Property Transfer Tax (ITP).
  This is 4% of the price (collected 3% by the parish and 1% by Government).
  Example: on €500,000 you pay €20,000 ITP.
• New-build / first delivery from a developer: Andorra’s VAT (IGI).
  This is 4.5% of the price and replaces ITP for new properties.
  Example: on €500,000 you pay €22,500 IGI (no ITP).
• Foreign Real-Estate Investment Tax (for most non-resident buyers).
  This is progressive: 3% for your first dwelling, 5% for a second, and 10% beyond those limits or for certain investments. Some investments aimed at long-term rental can receive relief.
  Example: first dwelling at €500,000 → €15,000 FIT (in addition to ITP/IGI). Paid before the deed; the notary checks proof.
• Notary & registration/admin.
  Fees are regulated and scale with price and deed complexity. As a working guide: notary €600–€1,200 plus around 0.1% of price; the rest (copies/admin/recording) is typically low thousands overall on an average flat. We always get a written quote once we see your file.
  Example: on €500,000, budget ~€1,200–€2,500 for notary/admin.
• Banking/valuation (only if financing).
  Your bank will quote these; we coordinate so they’re ready for the notary.

Note: deeds are executed before a notary and recorded through the notarial system, with parish records for tax. We handle the recording formalities for you.

What we handle vs what you handle

• We handle: the authorisation filing and tracking, the foreign-investment tax payment proof (where relevant), choosing the right path between ITP and IGI, checking habitability, booking the notary, preparing the deed pack, and all the post-deed practicalities (utilities, internet, building admin).
• You handle: decisions, signatures, and supplying straightforward identity and source-of-funds documents. We provide a short checklist and templates so it’s painless.