Property for Sale in Mallorca with Sea Views

Property for Sale in Mallorca with Sea Views: Where to Start

Author: Klaudia Wolf · Reviewed by Matthias Thomas · Last updated on November 1, 2026

Sea views are among the most common wishes of buyers in Mallorca, and the term is used very differently in listings. It can mean an open view across the horizon, a narrow strip of water between two buildings or the outlook from a roof terrace. Above this text you can see the properties for sale in our portfolio that are listed with sea views. Port d'Andratx in the southwest, where our office is located, is a particular focus. This text explains which kinds of view exist, where you can find them and what to look out for with each type of property.

What Kinds of Sea View Mallorca Offers

The island offers very different views. They differ less in the amount of water than in what else the eye takes in:

• Open horizon: An unobstructed view of the sea with no buildings in the foreground, as offered by hillside locations on the coast and upper floors. Wind and sun usually arrive unhindered.
• Bay view: A view of a bay with beach, rocks and slopes all around, for example in Camp de Mar or Santa Ponsa. It frames the water and is less wide than the open horizon.
• Harbour and marina: A view of boats, promenade and harbour basin, as in Port d'Andratx. Lively, but busier in summer.
• Coast with islands and mountains: The view combines sea and landscape, for example the island of Sa Dragonera seen from the southwest or the Serra de Tramuntana. Such views depend heavily on the exact spot and are hard to judge from photos.

There is also the question of how much of the sea you actually see: from a panorama to a side view to a partial view between buildings. For every property, ask from which rooms and from which point on the plot the view exists.

Sea View, Front Line and the Coastal Law

Sea view describes what you see. Front line describes where the building stands: directly on the coast, with no other buildings in between. Neither says anything about whether you can reach the water. A property can have a wide view and be several hundred metres from the shore, while a front-line property can have a road or a harbour at its door.

The closer a property is to the water, the more important the Spanish Coastal Law (Ley 22/1988 de Costas) becomes. The sea and the beaches are public property of the state, and from the edge of the public coastal zone a strip of six metres must remain free for public passage. In the protection zone of normally 100 metres, residential buildings are in principle prohibited; on land that was already urban in 1988 the zone is 20 metres. Older buildings that contravene these rules may only be repaired and modernised without any increase in volume, height or floor area. Whether a property is affected can only be established for the individual plot, so have it checked by a lawyer before you buy.

Where to Find Sea View Property in Mallorca

• Port d'Andratx: A natural harbour and the focus of our portfolio. Harbour views near the promenade, open views to the west and southwest from the higher locations on the slope.
• Camp de Mar and Sant Elm: Camp de Mar lies on a bay with a sandy beach; Sant Elm is a small village at the far southwestern tip of the island with a view of Sa Dragonera.
• Santa Ponsa, Costa de la Calma and Peguera: Coastal resorts with hillside locations above the bays, Santa Ponsa also with a marina.
• Palma and the Bay of Palma: Waterside districts such as Portixol and hillside locations such as Costa d'en Blanes with wide views over the bay.

Further properties can be found in Playa de Palma, in the surrounding area, on the east coast and in the north. These places have a different character from the southwest, where we have worked for over 35 years and know the area best. Country houses and fincas with sea views exist, for example, in the Serra de Tramuntana. They mostly stand on rural land (suelo rústico), where stricter building rules apply.

Which Type of Property Suits Which Wish

• Apartments and penthouses: The view depends mainly on the floor, and upkeep is low. This suits a second home you often do not live in. Penthouses frequently have the most open view thanks to the roof terrace. For ground-floor apartments, the terrain decides.
• Townhouses: Several floors on a small plot; the view often exists only from the upper floors or the roof terrace.
• Houses and villas: Plot, privacy and outdoor space shape everyday life. Against this stand more upkeep, more documents to check and higher running costs.

We cover apartments, houses and villas with sea views in more detail on separate pages.

Checking the View and Securing It

A photo shows the view from one point at one moment. Visit at different times of day, because light and visibility change from morning to evening, and stand where you will later sit. A west-facing view shows the sunset in the evening but can be hot on a summer afternoon. Also look at the vegetation: pines and palms grow, and what is open today may be overgrown in a few years.

In the long run, a view is only as secure as the building rules around it. If there is an undeveloped plot in front of the property, building may be possible there as far as the municipal development plan allows. A right to a permanently unobstructed view does not normally arise from the purchase itself. It has to be secured by building regulations or an express agreement, for example an easement entered in the land register. Have a check made of what is permitted on the neighbouring plots, and ask about planned or approved new buildings.

Sea View Property with Thomas Mallorca Real Estate

Our office is in Port d'Andratx, and the company has been established locally since 1990. We know the slopes, access roads and building rules in the southwest and tell you openly which view can be relied on and which cannot. We are happy to show you properties in person and at different times of day.

Klaudia Wolf and Matthias Thomas accompany you from the viewing through the legal review to the notary appointment. If you already know which type of property you want, below the list you will find the pages on apartments, houses and villas with sea views. Please get in touch for a no-obligation conversation.