Buy Property in Andratx

Property in Andratx: a southwest with five faces

Anyone searching for property in Andratx rarely means the municipality as a whole, but a specific place within it. The municipality of Andratx forms the far southwest of Mallorca and brings together five very different settlements: the inland town of Andratx, the yachting harbor of Port d'Andratx, the sandy bay of Camp de Mar, the coastal village of Sant Elm and the mountain village of S'Arracó. Add to that established residential areas in the hills such as Cala Llamp, La Mola and Montport. This page gives you an overview of the municipality and helps you decide which place suits your plans. If you want to buy a house or find a villa in Andratx, you should know the differences, because they shape price, everyday life and resale value more than the postcode does.

Location, landscape and connections

Andratx lies in the west of the island, borders the municipality of Calvià to the east and extends north into the Serra de Tramuntana. The mountain range has been a UNESCO World Heritage cultural landscape since 2011. According to INE, around 12,200 people live in the municipality (as of 2025) across just over 81 square kilometers, which is considerably less densely populated than the coastal municipalities further east. Eight mountain peaks between roughly 320 and 930 meters frame the area.

The long-distance GR 221 hiking trail through the Tramuntana also starts here: the first stage leads from Port d'Andratx via Sant Elm to the former monastery of La Trapa. Off the coast of Sant Elm lies the uninhabited island of Sa Dragonera, a nature reserve you can reach by excursion boat in around 15 minutes. This combination of mountains, nature conservation and sea explains why Andratx feels less built-up than many other stretches of Mallorca's coast.

Connections to Palma and the airport

The Ma-1 motorway links the municipality with Palma. From Camp de Mar you can usually reach the capital in around 25 minutes, from Port d'Andratx in about 30 minutes and from Sant Elm in around 40 minutes. Add roughly ten minutes each to reach Son Sant Joan airport. These are guideline figures; on summer weekends and during rush hour it can take longer. Bus services to Palma exist, but in daily life a car makes sense, especially on the hillsides.

The towns compared

The municipality can be divided into four ways of living: harbor, bay, village and town. Each place offers a different balance of sea, tranquility, infrastructure and price.

Andratx: the inland town

Andratx, known locally as “La Vila”, lies in the valley a few kilometers from the coast and is the administrative seat and largest town of the municipality. Here you will find what a year-round town needs: town hall, schools, health center, shops, sports facilities and a weekly market held on Wednesdays. Culturally, the town is shaped by the Centro Cultural Andratx, an art gallery founded in 2001 with an artist residency and around 4,000 square meters of space. For buyers, Andratx is the everyday address: townhouses, apartments and fincas in the surrounding countryside, no sea views in town itself, but considerably lower prices than on the coast.

Port d'Andratx: the harbor

Port d'Andratx is the best-known place in the municipality. Around the natural harbor you will find the promenade, restaurants and sailing, while the hills above are home to villa areas such as Montport, La Mola and Cala Llamp. The town has no sandy beach, but does have rocky swimming coves such as Cala Llamp, Cala Moragues and Cala d'Egos. Buyers here choose between a walk to the harbor and a hillside position with panoramic views, where you generally accept using the car in return for the outlook. You can read more about this town on the page for Port d'Andratx.

Camp de Mar: the bay

Camp de Mar is built around a sandy beach with a small rocky island just off the shore. The settlement grew mainly from the 1980s onwards and remains compact and quiet to this day. Above the bay lies Golf de Andratx, an 18-hole course with four par-5 holes and seven lakes. Camp de Mar suits buyers who want beach and golf nearby and can live with a small town center where the choice of shops and restaurants stays limited.

Sant Elm: the coastal village at the end of the road

Sant Elm is the westernmost place on the island and the gateway to Sa Dragonera. Where a quiet coastal village with a few hundred residents now stands, tradition has it that the fleet of Jaume I anchored in 1229 before landing at Santa Ponça. The village lives from nature, hiking trails and a small selection of restaurants and shops. Anyone who moves to Sant Elm deliberately chooses seclusion and accepts the longer trips to Palma.

S'Arracó: the village in the valley

S'Arracó lies between Andratx and Sant Elm and has fewer than 1,000 residents. The streetscape includes modernist houses that bear witness to the money sent home by villagers who emigrated to France, along with three traditional cafés and a Saturday market on the main square. Here you will find village houses and fincas in quiet surroundings, with the sea a few minutes away by car. S'Arracó appeals to buyers looking for the Mallorca beyond the harbor promenade.

Which place suits whom?

• Port d'Andratx: harbor life, dining, boating, villas with sea views
• Camp de Mar: sandy beach, golf, quiet villa setting
• Sant Elm: nature, seclusion, views of Sa Dragonera
• S'Arracó: village life, fincas, close to the Tramuntana and the sea
• Andratx: year-round living, infrastructure, lower price level

Beaches, golf and leisure

The municipality's coastline is varied: the sandy beach of Camp de Mar, the beach stretch at Sant Elm and, between Port d'Andratx and Camp de Mar, several small rocky coves. Golfers have Golf de Andratx within the municipality, and the courses of neighboring Calvià are a short drive away. For boats, the harbor of Port d'Andratx is the natural choice, while larger yachts can consider the marina of Port Adriano in neighboring Calvià. Hikers will find routes from easy to demanding on the GR 221, the coastal paths and around La Trapa, and the dining scene ranges from the fish restaurant at the harbor to the village bar in S'Arracó.

Schools, healthcare and daily life

Schools

The municipality has public primary schools in Port d'Andratx (Ses Bassetes), in Andratx (Es Vinyet) and in S'Arracó (Els Molins), as well as the Colegio Ramon Llull in Andratx, the secondary school IES Baltasar Porcel and municipal nurseries. For international qualifications, families turn to Calvià and Palma. Schools in the region include Baleares International College in Sa Porrassa (Calvià), Agora Portals International School and King Richard III College in Portals Nous, as well as Queen's College and the German School Eurocampus in Palma. Depending on where you live and which school you choose, allow 25 to 45 minutes of travel time; many schools offer bus services. Plan applications early, as waiting lists are common.

Healthcare

Public primary care is provided by the Centro de Salud Andratx-Ponent. Port d'Andratx also has a private clinic where you can be treated in German, English and Spanish. Palma is responsible for specialists and hospitals, for example the public Hospital Son Espases and private facilities such as Policlínica Miramar, Clínica Juaneda or Quirónsalud Palmaplanas. The journey takes 30 to 45 minutes depending on the town. You will find supermarkets, pharmacies and banks in Andratx and Port d'Andratx, but only the basics in Camp de Mar, Sant Elm and S'Arracó.

Building law and legal certainty

Andratx became known nationwide in 2006, when investigations into breaches of building law led to the arrest of the then mayor. This developed into as many as 80 separate proceedings, the trials dragged on until 2017, and demolition orders were issued against individual illegally built structures. Since then, permits and existing buildings in the municipality have been examined more closely, including by courts and environmental groups.

For you as a buyer, this means no special feature in the law, but particular diligence in practice. Before buying, check whether the building permit is in place, whether residential use is certified (cédula de habitabilidad) and whether the land registry, cadastre and the actual property match. Extensions, pools or roof terraces without a permit cannot always be legalized. Where a plot is still undeveloped or you want to renovate, buildability, footprint and protection status must be clarified case by case, especially on slopes and in the protected areas of the Tramuntana. We recommend completing this review with a lawyer and an architect before you reserve.

The real estate market in the municipality of Andratx

According to the idealista price report of September 2026, asking prices for residential property in the municipality of Andratx average around 8,640 euros per square meter. By comparison, idealista reports around 5,590 euros for the Balearic Islands as a whole. The municipality's peak was around 9,100 euros in February 2026. There are large differences within the municipality:

• Port d'Andratx: around 10,630 euros per square meter (up 4.8 percent on the previous year)
• Camp de Mar: around 7,650 euros per square meter (down 10.2 percent on the previous year, peak in March 2025 at around 11,200 euros)
• Andratx (town): around 4,330 euros per square meter (up 11.7 percent on the previous year)

For S'Arracó and Sant Elm, idealista currently publishes no separate figure. In such a small market, these averages fluctuate noticeably from month to month, and individual luxury properties shift them significantly. An idealista analysis from August 2026 shows how much the top segment can influence the statistics: a single street in the municipality, the Camí des Salinar, tops the list of Spain's most expensive streets with a median asking price of 15 million euros. That says more about the top of the market than about the usual entry point.

The offering ranges from townhouses and apartments in Andratx and at the harbor, through fincas and village houses in the hinterland, to villas on the first and second sea line. Buyers frequently come from German-speaking countries, the United Kingdom and Scandinavia. New building plots are scarce and subject to strict protection and building regulations.

Holiday rentals

Tourist rentals in Mallorca require a license (ETV) and are strictly regulated. A moratorium on new licenses applied from 2022, and in 2025 new holiday rentals in apartments within multi-family buildings were banned across the Balearic Islands. In spring 2026, according to media reports, a limited quota was allocated by lottery for the first time again. The situation keeps changing, so before buying you should check whether a property holds a valid license and whether rental is legally possible at all. We make no promises about rental income.

Buying property with Thomas Mallorca

Our office is in Port d'Andratx, we have worked in southwest Mallorca for over 35 years and know the municipality of Andratx, with its towns, hillside locations and quirks, from daily practice. We know which locations suit which way of life, how prices differ between harbor, bay and village, and what to look out for with building permits.

We accompany you from selection through legal review and financing to handover and, if you wish, renovation and furnishing, together with our network of lawyers, tax advisors, architects and tradespeople. Get in touch for a personal, no-obligation conversation.