Buy Luxury Properties in Port d'Andratx

What €2 Million and Above Buys in Port d'Andratx

For this page, an asking price of €2 million and above counts as the luxury segment. In Port d'Andratx (Puerto de Andratx, Port Andratx), this threshold is not at the top end of the market but right in the core of the villa market: according to notary data, the average purchase price of a house in the municipality of Andratx in 2025 was around €2.64 million, the highest of all municipalities in Mallorca. The top of the market lies far above that, and current asking prices for individual estates reach eight-figure sums.

In the segment from €2 million, you will mainly come across four types of property:

• contemporary architect-designed villas on the hillside with sea or harbor views,
• estates on the first sea line, which are only rarely offered,
• renovated existing villas with potential for extension or conversion,
• penthouses and large apartments in the best harbor locations.

The Luxury Locations at a Glance

In the upper segment, demand is spread across a few locations. In La Mola there are well-screened villas with views over the harbor entrance and the open sea, in Cala Llamp and Cala Marmassen (also Cala Marmacén) architect-designed houses stand on the steep coast among the pines, some directly above the water. Montport combines harbor views with proximity to the Club de Vela, while Cala Moragues offers more greenery and tranquility slightly away from the village. Properties on the first sea line often change hands discreetly and do not always appear on the portals. In the harbor center there are also penthouses with roof terraces and harbor views. They are rare but appeal to buyers who want life at the harbor without the effort of an estate.

What Determines Value in the Upper Segment

• View and elevation: An unobstructable view, the type of panorama (harbor, open sea, sunset) and the position above the water.
• Privacy: Protection from overlooking, a screened driveway and a security concept.
• Architecture and build quality: Designer, materials, building services, energy concept and craftsmanship. High-quality buildings also stand out positively on resale.
• Legal substance: Permitted, fully documented development is a prerequisite in the upper segment. At the same time, fully exploited building rights mean that little potential for extension remains.
• Proximity to the water: Access to the sea is rare on this rocky coast, and a berth in the harbor does not automatically come with the property and has to be clarified separately.

Due Diligence and Costs at This Level

Legal Due Diligence

The higher the purchase price, the more important the seamless review: ownership and encumbrances, building permits and acceptance certificates, consistency between land registry, cadastre and the actual building, rights of way and easements and, near the coast, the coastal law with its protection zone of 100 meters (20 meters for land already built on or classified as building land in 1988). A building expert should assess structure, retaining walls, waterproofing and building services.

Taxes on Purchase

When buying an existing property in the Balearic Islands, the transfer tax ITP applies, graduated from 8 percent to 13 percent. The top rate of 13 percent applies to the part of the purchase price above €2 million. At €3 million, this works out arithmetically to around €340,000, or about 11.3 percent. For new builds from a developer, value-added tax of 10 percent is due instead, plus stamp duty. Notary, land registry and advisory fees come on top. Whether a purchase makes sense privately or through a company, and which ongoing taxes (such as wealth tax, property tax, non-resident taxation) apply, should be clarified in advance with a tax advisor.

Renovation and New-Build Projects

Anyone who wants to fully renovate or replace an estate should clarify feasibility, permit duration and costs before buying. Permitted building volume, setbacks, height and coastal law determine what is possible, and a permitted existing building is often the upper limit for a new build. Allow for realistic construction times and work with architects and tradespeople who know the local procedures. A renovation can create considerable added value but is only as safe as the permit situation.

Running Costs

Garden, pool, security technology, staff and insurance add up to significant annual amounts for estates of this size. Include them in your calculation, as well as reserves for the roof, facade and building services.

Buyers, Resale and Rental

Buyers come predominantly from abroad. Across Mallorca, around 42 percent of buyers from January 2024 to June 2026 came from abroad, almost half of them from Germany, followed by the United Kingdom, Sweden and Italy. Asking prices only show sellers' expectations, and prices actually paid are the more reliable reference: ask for comparison figures from actual sales of similar properties rather than relying on listings. On resale, the following applies: the market is thin, marketing periods can be longer than for conventional properties, and a realistic asking price matters more than a high starting point.

Holiday rental is a delicate subject for luxury properties. It requires a valid registration, suitable zoning and the approval of the municipality, and new places are only awarded in limited quotas. Assume only an existing, verified registration. Without that basis, you should not plan on a return.

Your Property Purchase with Thomas Mallorca

Discretion and precision are decisive in the luxury segment. Thomas Mallorca has worked in the southwest of the island for more than 35 years, and our office is on Carrer de Isaac Peral in Port d'Andratx. Klaudia Wolf and Matthias Thomas advise you confidentially, review documents and building fabric together with lawyers, tax advisors and architects, and accompany you through to the signing of the deed. Some of the properties are not advertised publicly, so please feel free to contact us directly.