Property Buying Costs in Andorra

Property buying costs in Andorra at a glance (2026)

Updated April 2026. Buyer-side transaction costs in Andorra total roughly 5-7% of the purchase price. The main variable is whether you are buying resale (ITP) or new-build (IGI). All figures below are current to April 2026 - confirm specifics with us before committing.

Purchase tax - ITP (resale property)

ITP (Impost de Transmissions Patrimonials) is the property transfer tax on resale purchases in Andorra. It is a buyer-side tax paid at the notary.

• Headline rate: 4% of the agreed purchase price
• Split: 1% to the national government (Govern d'Andorra), 3% to the parish council (comú) of the property's location
• Calculated on: the notarised price, subject to a minimum reference value check by the administration
• Paid: at or shortly after the notary deed - the notary manages the payment instruction

ITP is the standard tax for the majority of purchases in Andorra, which are resale.

Purchase tax - IGI (new-build property)

IGI (Impost General Indirecte) is Andorra's equivalent of VAT. New-build property is typically subject to IGI rather than ITP.

• Standard rate on new-build residential: 4.5% of the agreed price
• Applies to: first-time sales of new-build property, and in some cases substantially renovated property depending on structure
• Not charged on resale: ITP applies instead

We confirm which tax applies to your specific purchase before you sign. The distinction matters for budgeting - IGI at 4.5% vs ITP at 4% is a meaningful difference on larger values.

Notary fees

Every Andorran property purchase completes at the notary. Notary fees are set on a sliding scale.

• Indicative range: approximately 0.5% to 1.5% of the purchase price on a sliding scale (higher percentage at lower prices, lower percentage at higher prices)
• Typical notary cost on a EUR 500,000 purchase: approximately EUR 3,500-5,500
• Typical notary cost on a EUR 1,000,000 purchase: approximately EUR 5,000-8,000
• Typical notary cost on a EUR 2,000,000 purchase: approximately EUR 7,000-12,000
• Who pays: buyer pays the notary for the deed; the seller typically pays for cancellation of any existing mortgage or encumbrance

Property registry fees

• Indicative cost: EUR 300 to EUR 800 for most residential purchases
• Purpose: registration of the new owner at the Andorran property registry (Registre de la Propietat)
• Timeline: completed after the notary deed by the notary or their representative

Foreign investment authorisation

• Who needs it: non-Andorran buyers and purchases via foreign-owned entities
• Cost: small administrative fee (EUR 100-300 range)
• Timeline: allow 2-4 weeks for the authorisation to issue - file early so it does not become a notary bottleneck
• What it covers: notification and authorisation of foreign capital investment in Andorran real estate under the foreign investment law

Agency fees

• Standard Andorran practice: estate agency commission is paid by the seller, not the buyer
• Buyer-side advisory fees: may apply on bespoke search briefs or specific consultancy arrangements - confirm scope before engagement
• INVICO: licensed AGIA agency (no. 384) - our fee structure is confirmed clearly before any work begins

Mortgage arrangement fee (if using finance)

• Typical arrangement fee: 1% of the loan value
• Andorran bank valuation fee: EUR 500-1,500 depending on property value
• Mortgage registration: additional registry charge for the mortgage deed, typically EUR 200-500

For the full picture on Andorran bank mortgages, non-resident loan-to-value and the KYC process, see banks in Andorra.

Worked examples - total buyer cost at different price points

Illustrative only. Based on resale (ITP) and cash purchase. Figures may vary.

EUR 500,000 resale apartment

• ITP (4%): EUR 20,000
• Notary (approx.): EUR 4,500
• Registry: EUR 500
• Foreign investment authorisation: EUR 200
• Total transaction costs: approx. EUR 25,200 (5.0% of price)

EUR 1,000,000 resale apartment

• ITP (4%): EUR 40,000
• Notary (approx.): EUR 7,000
• Registry: EUR 600
• Foreign investment authorisation: EUR 200
• Total transaction costs: approx. EUR 47,800 (4.8% of price)

EUR 2,000,000 new-build chalet

• IGI (4.5%): EUR 90,000
• Notary (approx.): EUR 10,000
• Registry: EUR 700
• Foreign investment authorisation: EUR 200
• Total transaction costs: approx. EUR 100,900 (5.0% of price)

EUR 1,000,000 purchase with 70% mortgage (EUR 700,000 loan)

• ITP (4%): EUR 40,000
• Notary (deed + mortgage deed, approx.): EUR 9,000
• Registry (property + mortgage, approx.): EUR 900
• Foreign investment authorisation: EUR 200
• Mortgage arrangement fee (1%): EUR 7,000
• Bank valuation: EUR 1,000
• Total transaction costs: approx. EUR 58,100 (5.8% of price)

Ongoing property costs in Andorra

Transaction costs are one-off. Ongoing costs recur annually or quarterly and should be part of your total cost of ownership calculation.

Community fees (quotes de comunitat)

• What they cover: building maintenance, lift, cleaning, external areas, building insurance and building administrator fees
• Typical range: EUR 1,500 to EUR 6,000+ per year for a standard apartment, depending on building, size and facilities
• Luxury and new-build buildings: can run EUR 8,000-15,000+ per year for high-service buildings with concierge, gym, pool or underground parking
• Paid: usually quarterly direct debit - requires an Andorran bank account
• Where to find it: we obtain the current community fee schedule from the seller or the building administrator before you sign

Property tax (ICI - Impost Comunal Immobiliari)

• What it is: Andorra's equivalent of council tax, levied by the parish (comú)
• Rate: set by each comú, typically very low by European standards - commonly EUR 200 to EUR 1,500 per year for a residential property depending on size and parish
• Paid: annually to the relevant comú

Buildings insurance

• Building-level cover: usually included in community fees for apartments (the building is insured collectively)
• Contents and liability: individual policy required for your belongings and personal liability
• Annual cost: EUR 400-1,200 for a standard apartment contents and liability policy

Utility deposits and activation costs

• FEDA electricity deposit: typically EUR 150-300 depending on connection size
• Andorra Telecom internet: router install, typically no upfront cost for residents on a contract
• Water: included via comú supply for most properties, activation via the building administrator

Property gains tax on exit (plusvàlua)

If you sell your Andorran property in the future, a property gains tax (plusvàlua) applies to the seller on the gain.

• The rate decreases with holding period
• After a sufficiently long holding period it reaches 0%
• This is a seller-side cost, not buyer-side, but relevant for total investment planning

For income tax on rental income and investment returns see income tax in Andorra.

How Andorra buying costs compare to Spain and France

Headline comparison for context:

• Andorra ITP (resale): 4% - among the lowest in Europe
• Spain ITP (resale, region-dependent): typically 6-11% depending on autonomous community (e.g. Catalonia 10%, Madrid 6%)
• France notary fees (frais de notaire, resale): typically 7-8% all-in including transfer duties
• Andorra total transaction costs (resale): typically 5-6%
• Spain total transaction costs (resale): typically 10-15% depending on region and mortgage
• France total transaction costs (resale): typically 9-12%

Andorra is significantly cheaper to buy into than either neighbouring country, which is a meaningful factor for investors comparing markets.

Frequently asked questions

How much does it cost to buy property in Andorra? Transaction costs total approximately 5-7% of the purchase price on top of the agreed price. The main items are ITP at 4% (resale) or IGI at 4.5% (new-build), notary fees (0.5-1.5% on a sliding scale), property registry (EUR 300-800), and foreign investment authorisation (EUR 100-300). If using a mortgage, add arrangement fee (1% of loan) and bank valuation.

What is ITP in Andorra? ITP (Impost de Transmissions Patrimonials) is the property transfer tax on resale purchases. The rate is 4% of the purchase price, split 1% to the government and 3% to the parish comu. It is the main buyer-side tax on the majority of Andorran property purchases.

What is the difference between ITP and IGI in Andorra? ITP applies to resale (second-hand) property at 4%. IGI applies to new-build property at 4.5%. They are mutually exclusive - your purchase will attract one or the other depending on the property.

How much are notary fees when buying property in Andorra? Notary fees run approximately 0.5-1.5% of the purchase price on a sliding scale. On a EUR 500,000 purchase expect roughly EUR 3,500-5,500. On EUR 1,000,000 roughly EUR 5,000-8,000. On EUR 2,000,000 roughly EUR 7,000-12,000.

Do I pay agency fees as a buyer in Andorra? Standard Andorran practice is for the agency commission to be paid by the seller. Buyer-side advisory fees may apply on bespoke search briefs - confirm scope before engagement.

What are the ongoing costs of owning property in Andorra? Community fees (EUR 1,500-6,000+ per year for a standard apartment), property tax ICI (EUR 200-1,500 per year), buildings insurance (usually included in community fees for apartments), and utility contracts. Total ongoing costs for a standard apartment are typically EUR 2,500-8,000 per year excluding utility consumption.

What is the property gains tax in Andorra? The plusvàlua is a seller-side property gains tax that decreases with holding period and reaches 0% after long holding. It applies on sale of Andorran real estate. As a buyer, it does not affect your entry cost but matters for exit planning.

What is the property tax in Andorra? ICI (Impost Comunal Immobiliari) is the Andorran equivalent of council tax, levied by the parish comú. Rates are set locally and are very low by European standards - typically EUR 200 to EUR 1,500 per year for a residential property.

Are property buying costs cheaper in Andorra than in Spain or France? Yes, significantly. Andorra ITP at 4% compares to Spain's ITP of 6-11% depending on region and France's frais de notaire of 7-8%. Total transaction costs in Andorra run 5-6% vs 10-15% in Spain and 9-12% in France.

What is the foreign investment authorisation and what does it cost? Non-Andorran buyers need to file a foreign investment authorisation before the notary deed. The fee is a small administrative amount (EUR 100-300 range). The process takes 2-4 weeks - filing early ensures it does not delay the notary date.

Next step

For the full buying process - brief, shortlist, offer, notary and handover - see buy property in Andorra. For the banking side see banks in Andorra. For tax on income and gains after purchase see income tax in Andorra.