Buy Property in Andorra

Buying property in Andorra at a glance

Updated April 2026. Andorra has an active property market with both resale and new-build stock. International demand has been strong since 2020, prices have risen sharply, and the supply of well-located stock is tight. The buying process itself is straightforward but document-driven and runs through a notary.

• Typical timeline: 4 to 8 weeks once price, documents and funding are ready
• Reservation deposit (arras): typically around 10% of the price
• Foreign investment authorisation: required for most non-Andorran buyers, runs in parallel with the rest of the file
• Buyer-side tax: ITP (resale) at 4% headline or IGI (new-build) at 4.5% - see property buying costs in Andorra
• Notary, registry, agency fees: add roughly 2-3% to the all-in cost depending on price band
• Mortgages: available to non-residents, typical loan-to-value 60-70% - see banks in Andorra

Andorra property market and prices in 2026

Property prices in Andorra have risen substantially over the last five years, driven by sustained international demand, limited buildable land and the country's tax and lifestyle profile. Indicative ranges by location and stock type:

• Andorra la Vella and Escaldes-Engordany apartments: roughly EUR 5,000 to EUR 8,000 per square metre, more for prime new-build
• La Massana, Ordino and Canillo: roughly EUR 4,500 to EUR 7,500 per square metre, premium for ski-in/ski-out and modern stock
• Encamp and Sant Julia de Loria: roughly EUR 3,500 to EUR 5,500 per square metre
• Detached houses and chalets: from around EUR 1.2m for a modest family home in mid-altitude parishes, EUR 2-5m+ for new-build chalets in sought-after locations
• Prime ski-resort apartments and luxury new-build: EUR 8,000 to EUR 12,000+ per square metre

These are indicative bands and move with stock available at any moment. For a parish-by-parish view see our Andorra parish real estate guide. For rentals see property renting costs.

Can foreigners buy property in Andorra?

Yes. Foreign buyers can buy property in Andorra freely, subject to a foreign investment authorisation that is filed in parallel with the rest of the purchase. The authorisation is administrative rather than restrictive - it almost always issues, but it has to be in hand before the notary deed. We file early so it does not become a bottleneck.

You do not need to be a resident to buy. Many international buyers buy first and apply for residency afterwards (sometimes the property purchase supports a passive residency application - see residency in Andorra).

The buying process step by step

1. Brief and search

A short discovery call to confirm budget, timing, parish and lifestyle priorities. From there we curate a realistic shortlist focused on properties for sale in Andorra that genuinely match your criteria, then plan efficient viewings so you can compare options in a single, well-structured visit. Most international buyers complete shortlist-to-viewings in one trip of 2-3 days.

2. Offer and reservation

When you are ready, we manage the offer and price negotiation with the seller. Once price is agreed, you sign the arras (private reservation contract) and pay the deposit, typically around 10%. The arras fixes the price, the timetable and what happens if either party withdraws.

3. Document checks and foreign investment

While the bank and notary file is being assembled, we run title checks, building checks, community rules and habitability status. The foreign investment authorisation is filed in parallel. You provide identity, address and source-of-funds documents - we provide templates and a short checklist.

4. Bank and funding

If you are using an Andorran mortgage, the bank file runs alongside. Typical non-resident loan-to-value is 60-70%, residents up to 80%. KYC and source-of-funds review are the variable. If buying with cash, the bank still needs to handle the funds movement and source-of-funds review for the deposit and balance. Detail on the banks in Andorra page.

5. Notary and deed

The escriptura publica (notarial deed) is signed in person at the Andorran notary. Buyer and seller attend, or one party signs through a power of attorney prepared in advance. The notary verifies the file, runs final searches, executes the deed and handles registration with the property registry.

6. Handover and setup

Keys, meter readings, building administration, utilities and internet. We coordinate the handover and the practical setup with FEDA (electricity), Andorra Telecom (internet) and home insurance so you can move in straight away. Full sequence on the move to Andorra page.

Buyer costs - the all-in figure to budget

Headline costs to add on top of the agreed price:

• Property transfer tax (ITP, resale): 4% of price (1% government, 3% comu)
• IGI (new-build): 4.5% of price
• Notary fees: typically 0.5-1.5% on a sliding scale (cheaper at higher prices)
• Property registry: typically EUR 300-800
• Foreign investment filing: small administrative fee
• Estate agency fee: typically paid by seller; buyer-side advisory fees can apply on bespoke briefs
• Mortgage arrangement (if used): typically 1% of loan value

Total transaction costs typically run at 5-7% of the purchase price. Full breakdown with worked examples on property buying costs in Andorra.

New-build vs resale

Resale is the larger part of the market. Stock is broader, prices are negotiable in normal market conditions, and the buyer pays ITP at 4%. New-build is a smaller share of stock, often sold off-plan or near completion, and attracts IGI at 4.5%. New-build typically commands a 10-20% premium over comparable resale stock for current finishes and warranties. We run both options through your shortlist - the right call usually comes down to timing, lifestyle preferences and whether energy efficiency is a priority.

Mortgages for non-residents in Andorra

All three Andorran retail banks (Andbank, Creand, MoraBanc) offer mortgages to non-residents buying Andorran property. Typical terms:

• Non-resident loan-to-value: 60-70% of valuation
• Resident loan-to-value: up to 80% with proven income
• Term: typically up to 25-30 years, subject to age cap at maturity
• Rate: Euribor-linked, usually fixed for an initial period then variable
• Arrangement fee: typically 1% of loan value, capped or negotiable on larger files
• Process: KYC and source-of-funds review (same as account opening), valuation arranged by the bank, file approved before notary

The bank application runs alongside the property file - we coordinate so the mortgage commitment lands before the notary date. See banks in Andorra for the full banking picture.

Buying property remotely

Most international buyers visit Andorra at least once during the process, typically for shortlist viewings. The notary deed itself can be signed remotely with a power of attorney prepared in advance. We advise on which steps need physical presence (typically the viewing trip and the bank appointment, sometimes the deed) and which can run in absentia. Most buyers attend the deed in person because it is a single-day event and a useful moment to be in country.

Habitability certificate (cedula d'habitabilitat)

Andorran homes need a current Habitability Certificate to sell and to connect utilities. We confirm validity and expiry early in the file - if it has expired or is missing, the seller arranges renewal before the deed. Beyond paperwork, we focus on day-to-day Andorra realities: winter access and parking, sunlight orientation, heating and insulation efficiency, and distance to schools, services and ski lifts.

Buying as part of an Andorra residency application

Buying property is a common path to passive residency. The 2026 framework references property as part of the EUR 1,000,000 passive investment route, with the home itself needing to be at least EUR 800,000 and the balance invested in permitted instruments. The property purchase and residency application are coordinated so the address, dates and investment evidence line up. Full detail on residency in Andorra.

You can also buy without a residency angle - many international buyers do so as a second home, an investment, or in advance of a future move.

What we handle vs what you handle

• We handle: shortlist and viewing planning, offer and price negotiation, document pack preparation, foreign investment filing, habitability checks, coordination with seller, bank and notary, post-deed practicalities (utilities, internet, building administration)
• You handle: decisions, signatures, and supplying identity and source-of-funds documents (we provide a short checklist and templates)

Frequently asked questions

Can foreigners buy property in Andorra? Yes. Foreign buyers can buy property in Andorra subject to a foreign investment authorisation, which is administrative rather than restrictive and runs in parallel with the rest of the file. We confirm the route early so it does not delay the notary date.

How long does it take to buy a property in Andorra? Most purchases complete in 4 to 8 weeks once the price is agreed and documents and funds are ready. The main variables are bank readiness, foreign investment authorisation if needed, and notary availability.

What is the arras contract and how much is the deposit? The arras is a private reservation contract that fixes the price, timetable and remedy if either party withdraws. The deposit is typically around 10% of the price.

Do I need foreign investment authorisation to buy? If you are not Andorran (or buying via a foreign-owned entity), authorisation is generally required before the deed. The application is administrative - we prepare and track the filing and keep the notary pack aligned.

What taxes apply when buying property in Andorra? Resale purchases attract ITP (property transfer tax) at 4% headline (1% government, 3% comu). New-build attracts IGI (Andorran VAT) at 4.5%. Add notary, registry and administration on top, totalling 5-7% of the purchase price. Full breakdown on property buying costs in Andorra.

Do I need an Andorran bank account to buy property? Strongly recommended, especially for the deposit, notary payments and ongoing utility direct debits. If you are using an Andorran mortgage it is required. See banks in Andorra.

Can a non-resident get a mortgage in Andorra? Yes. Typical non-resident loan-to-value is 60-70% of valuation, residents up to 80% with proven income. Arrangement fee is around 1% of loan value. The bank file runs alongside the property file.

What checks should I do before signing? Title and registry, building permits and habitability status, community rules and fees, building condition, and practical realities like winter access, parking, heating and insulation. We run these as part of the file - the goal is to remove surprises before money moves.

What is the Habitability Certificate and why does it matter? The cedula d'habitabilitat is the official certificate that a property is fit for habitation. It is required to sell and to connect utilities. We confirm validity early; if expired, the seller arranges renewal before the deed.

Can I buy property in Andorra remotely? Often yes, using a power of attorney prepared in advance. The viewing trip and bank appointment usually need physical presence; the notary deed can be signed remotely if needed. Most buyers attend the deed because it is one day and useful for being in country.

What are property prices in Andorra? Apartments in Andorra la Vella and Escaldes typically run EUR 5,000-8,000 per square metre, La Massana/Ordino/Canillo EUR 4,500-7,500, Encamp and Sant Julia EUR 3,500-5,500. Prime ski-resort and luxury new-build go to EUR 8,000-12,000+. Detached homes start around EUR 1.2m, with new-build chalets EUR 2-5m+. Bands move with available stock.

Is buying property in Andorra a good investment? Property prices in Andorra have risen substantially over the last five years and stock is tight, particularly in well-located new-build. Buying decisions should be made on lifestyle and use case first, with the investment angle secondary - that is how most international buyers in Andorra approach it. The tax environment supports holding (no wealth tax, capital gains taper to 0% over time).

Can I buy property to support an Andorra residency application? Yes. Property is referenced in the 2026 passive residency framework, with the home needing to be at least EUR 800,000 and the balance invested to reach EUR 1,000,000 total. We coordinate the property purchase and the residency file so dates and evidence line up.

What happens after completion? After the notary deed, we handle keys, meter readings, building administration, utilities (FEDA electricity), internet (Andorra Telecom) and home insurance. Most buyers are fully set up within a week of keys day. Full sequence on move to Andorra.

Next step

If you want a structured shortlist and a clear plan from first call to keys day, get in touch. We confirm budget, parish and timeline first, then build a realistic plan around your dates.