Buy Property in Andorra

Buying property in Andorra at a glance

Andorra offers resale homes and new developments, from central apartments to mountain chalets. A successful purchase starts with the right brief and a realistic budget, then moves through legal checks, any investment authorisation, banking and the notarial deed. This guide explains the sequence and what to prepare before committing.

• Timeline: agree dates around document checks, authorisation, finance and notary availability; leave room for further information requests.
• Reservation deposit (arras): typically around 10% of the price
• Foreign investment: confirm whether authorisation and acquisition restrictions apply to your circumstances.
• Purchase taxes: check ITP or IGI and any additional foreign investment tax — see buying costs.
• Professional fees: obtain itemised notary, legal and agency quotes before finalising the budget.
• Mortgages: subject to individual approval and valuation — discuss your file with the banks early.

Andorra property market and prices in 2026

Compare actual available homes rather than relying on a national price per square metre. Location, condition, floor area, parking, sun and energy performance all affect value. The same budget can buy very different accommodation in different areas; use the following comparisons when preparing your shortlist.

• Andorra la Vella and Escaldes-Engordany: compare central convenience with traffic, parking, noise and building charges.
• La Massana, Ordino and Canillo: compare village services, school journeys, altitude and access to the mountains.
• Encamp and Sant Julià de Lòria: consider commuting routes and local services alongside the asking price.
• Houses and chalets: allow for roof, garden, heating and maintenance costs as well as the extra space and privacy.
• Ski-area apartments and new developments: check year-round access, completion dates, specifications and any letting restrictions.

Ask for recent comparable properties and a clear explanation of what is included in the price. Our parish guide helps compare locations; the renting guide is useful if you prefer to settle in before buying.

Can foreigners buy property in Andorra?

Foreign buyers can purchase in Andorra, subject to the rules for the buyer and investment. Authorisation is not a formality or a guarantee: acquisition limits, residence history, ownership structure and the proposed use can matter. Confirm eligibility and any foreign-investment tax before signing a binding reservation, and obtain the required authorisation before completion.

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

Mortgage terms depend on the borrower, income, existing debts, valuation and bank policy. Ask for the available loan amount, duration, rate, fees and insurance conditions in writing. A non-resident can apply, but neither approval nor a particular loan-to-value ratio is guaranteed. See banks in Andorra.

5. Notary and deed

The public deed is signed before an Andorran notary, either by the parties or an authorised representative using a suitable power of attorney. The notary checks the legal documentation and explains the deed and completion formalities. Confirm payment instructions independently and obtain copies of the signed documents.

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:

• ITP: generally 4% when applicable; confirm the taxable base and any relief.
• IGI: commonly 4.5% on taxable property transactions; confirm classification.
• Notary fees: obtain a transaction-specific written estimate.
• Administrative formalities: ask which charges apply, who handles them and when they are payable.
• Foreign investment: separate any filing fee from the additional investment tax, which can be 6% or 10%.
• Estate agency fee: typically paid by seller; buyer-side advisory fees can apply on bespoke briefs
• Mortgage arrangement: use the fee and valuation costs in the bank’s written offer.

The transaction may be subject to ITP, generally 4% when applicable, or IGI at the applicable rate, commonly 4.5%. The seller and transaction determine the treatment, not simply whether the property is new or resale. Foreign real estate investment tax can apply in addition at 6% or 10%, according to the category, with specific reliefs and transitional rules. Add individually quoted notary, professional and financing costs. See property buying costs.

New-build vs resale

Resale homes let you inspect the existing building, neighbourhood and community accounts. New developments may offer newer insulation, layouts and equipment, but an off-plan purchase needs careful checks of specifications, payment stages, guarantees and completion dates. Neither a fixed price premium nor tax treatment should be assumed from the label alone. Compare both options against the date you need the home, likely running costs and the work you are prepared to undertake.

Mortgages for non-residents in Andorra

Speak to the banks before committing to a purchase that depends on borrowing. Compare the complete offer, not just the interest rate:

• Loan amount: assessed against your finances and the bank’s property valuation.
• Your contribution: cash needed for the price balance, taxes and fees.
• Term: check affordability and any age limit at maturity.
• Rate: compare fixed and variable terms and how future changes affect payments.
• Fees: arrangement, valuation, insurance and early-repayment terms.
• 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 a home can form part of a passive-residency application, but does not itself grant residence. The current asset route requires EUR 1,000,000 in qualifying investment; where property is used, the amount invested must exceed EUR 800,000 per property unit. Other eligible assets can make up the balance. Contributions, means, insurance and stay requirements also apply. Coordinate the investment and address with the residency route before reserving.

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? Foreign buyers can purchase in Andorra, subject to the rules for the buyer and investment. Authorisation is not a formality or a guarantee: acquisition limits, residence history, ownership structure and the proposed use can matter. Confirm eligibility and any foreign-investment tax before signing a binding reservation, and obtain the required authorisation before completion.

How long does it take to buy a property in Andorra? The timetable depends on document readiness, any investment authorisation, banking, finance and the agreed completion date. Ask for a file-specific plan and avoid a non-refundable commitment based on an assumed four-to-eight-week completion.

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? Foreign buyers can purchase in Andorra, subject to the rules for the buyer and investment. Authorisation is not a formality or a guarantee: acquisition limits, residence history, ownership structure and the proposed use can matter. Confirm eligibility and any foreign-investment tax before signing a binding reservation, and obtain the required authorisation before completion.

What taxes apply when buying property in Andorra? The transaction may be subject to ITP, generally 4% when applicable, or IGI at the applicable rate, commonly 4.5%. The seller and transaction determine the treatment, not simply whether the property is new or resale. Foreign real estate investment tax can apply in addition at 6% or 10%, according to the category, with specific reliefs and transitional rules. Add individually quoted notary, professional and financing costs. See property buying costs.

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? Mortgage terms depend on the borrower, income, existing debts, valuation and bank policy. Ask for the available loan amount, duration, rate, fees and insurance conditions in writing. A non-resident can apply, but neither approval nor a particular loan-to-value ratio is guaranteed. See banks in Andorra.

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? Prices depend on the available property, parish, condition, size, parking and outlook. Ask for current listings and comparable homes in your chosen areas rather than using a fixed national price band. Compare the full purchase and running costs as well as the asking price.

Is buying property in Andorra a good investment? Start with the intended use, affordability, running costs and how long you expect to own the property. Returns and future prices are not guaranteed. Include purchase taxes and potential sale taxation in the calculation: the former separate property-gains taper no longer provides a general route to a tax-free sale after long ownership.

Can I buy property to support an Andorra residency application? Buying a home can form part of a passive-residency application, but does not itself grant residence. The current asset route requires EUR 1,000,000 in qualifying investment; where property is used, the amount invested must exceed EUR 800,000 per property unit. Other eligible assets can make up the balance. Contributions, means, insurance and stay requirements also apply. Coordinate the investment and address with the residency route before reserving.

What happens after completion? After signing, coordinate keys, meter readings, building administration, insurance, electricity and internet. Provider appointments and the property’s readiness determine when each service is live. See moving to Andorra for the sequence.

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.