North Mallorca has spent years building its reputation quietly. While the southwest holds the island's densest concentration of luxury infrastructure, Pollensa, Puerto Pollensa, Alcúdia and the Formentor peninsula draw a different kind of buyer, someone after character, a slower pace of life and, increasingly, better value per square metre.

This guide covers the market for property for sale in north Mallorca, area by area, including the most sought-after pockets within the Pollensa municipality (La Font, Llenaire and Gotmar) and Alcúdia (Bonaire), with the price and demand data we have been able to verify for 2026.

The north Mallorca property market in 2026

Two different figures matter here: the asking price (what sellers list their properties for) and the registered sale price (what the Land Registry records once a transaction closes). Both are useful, but they measure different things, and blending them without saying so can give a misleading picture of the market.

The average asking price in Pollensa municipality stood at €5,271/m² in March 2026, up 7.3% on July 2025, according to our Balearic property market report for the first quarter of 2026 (built on data from API Baleares, Idealista and Spain's Ministry of Transport). That figure sits close to the Balearic-wide asking average of €5,236/m², a figure that blends the southwest's established luxury zones with far cheaper inland municipalities, so on its own it cannot tell you whether the north is more or less expensive than any specific area.

On registered sale prices, a separate measure, figures from the Colegio de Registradores reported by Última Hora put the Balearic average at €4,311/m² in the second quarter of 2026, up 3.3% on the previous quarter, while transactions fell 13.1% year on year. The Balearics remain Spain's second most expensive region per square metre, behind only Madrid, and account for roughly a third of all home purchases by foreign buyers nationwide.

The underlying pattern, fewer transactions while prices hold firm, matches what we see in the north of the island: international demand stays firm while supply barely grows. Planning permission for new builds now takes three to four years in some municipalities, which limits how much new stock reaches the market.

A note on methodology: the asking prices quoted in this guide come from an aggregation of market data available during the period analysed, and do not necessarily reflect the final transaction price, which is only known once a sale is registered with the Land Registry.

Pollensa: the north's most characterful town

Pollensa, together with Puerto Pollensa, is one of the areas with the most sustained international demand in north Mallorca. Based on our own reading of the 2026 market, values in the north remain more moderate than in the southwest, though that gap has been narrowing over recent years.

Pollensa town

The historic centre still functions as a working town all year round, with a weekly market, local shops and an international community established over decades. Traditional village houses and renovated townhouses are the most sought-after product in the centre, while villas with land sit in the developments on the outskirts. You can browse the current property for sale in Pollensa or read our full Pollensa area guide.

La Font

La Font is a residential development a short distance from the centre of Pollensa, with mid-sized villa plots and a good proportion of private pools. Its main draw is walking distance to the town without giving up the privacy of a standalone house, which makes it a regular choice for buyers who want a car to be optional rather than essential.

Gotmar

Gotmar is one of the most established villa developments in the municipality, sitting between Pollensa and Puerto Pollensa. High-end villas with generous plots and views over the Tramuntana mountains or the bay dominate here. Several international agencies, not just Balearic Properties, keep an active presence in the area.

Puerto Pollensa and Llenaire

Puerto Pollensa

Puerto Pollensa bay combines a busy seafront promenade, a marina and an established hotel scene with the life of a town that does not rely on tourism alone. Apartments and villas near the sea sit alongside beachfront and second-row properties, plus some of the north's most recognisable historic homes. It is one of the few areas in the north where demand for property for sale stays fairly constant throughout the year, not just in high season. Browse the current property for sale in Puerto Pollensa.

Llenaire

Llenaire is one of the residential developments of Puerto Pollensa, next to its own beach (Platja de Llenaire, open to the public), on land that mixes flat stretches near the coast with gently sloping plots further inland. Villas here often have partial sea views without sitting on the beachfront, a short drive from the centre of Puerto Pollensa.

Formentor: the coastline you can barely buy into

The Formentor peninsula has, strictly speaking, the lowest supply anywhere in north Mallorca. Much of its land falls within the protected area managed by the Consell de Mallorca, which permanently rules out new construction and explains why existing properties change hands so rarely.

What does come to market in Formentor is almost always a historic finca or a large-plot villa with direct sea access, aimed at a buyer who knows they are unlikely to see anything comparable again. There is no reliable average price for this area, because transaction volume is too low to calculate a representative figure, and any number you hear quoted should be treated with caution.

Alcúdia and Bonaire: beach, history and family life

Alcúdia and Puerto Alcúdia

Alcúdia combines a walled medieval old town with some of the island's best beaches, which makes it one of the areas with the tightest gap between supply and demand in the north's premium segment. Buyers here are largely families, drawn by the combination of long beaches, flat terrain and strong summer rental demand. Browse the current listings in Alcúdia and Puerto Alcúdia.

The number of active holiday rental licences (ETV) in Alcúdia fell 11.1% year on year to November 2025, according to the same market report cited above. That drop in available licences adds extra pressure on properties that already hold a valid one, a factor worth weighing up before buying with holiday letting in mind.

Bonaire

Bonaire is an exclusive residential area on the outskirts of Alcúdia, known for new-build villas and large plots. Unlike the old town, new construction and full renovations dominate here rather than traditional housing, with buyers who prioritise contemporary design and privacy over proximity to the centre.

Area	Predominant property type	What sets it apart
Pollensa (town)	Village houses, townhouses	Year-round town life
La Font	Mid-sized villa plots	Walking distance to Pollensa centre
Gotmar	High-end villas	Established development, Tramuntana views
Puerto Pollensa	Apartments and villas by the sea	Constant year-round demand
Llenaire	Villas next to Llenaire beach	Residential development of Puerto Pollensa
Formentor	Historic fincas, large-plot villas	Supply is almost non-existent
Alcúdia and Puerto Alcúdia	Family villas, apartments	Walled old town and long beaches
Bonaire	New-build villas	Contemporary design and privacy

View Properties For Sale in North Mallorca

Who buys in north Mallorca

The international buyer profile in this area has stayed fairly stable for years, with a few recent shifts:

• British buyers: a long-standing presence in Puerto Pollensa and Pollensa, many buying a second home they use frequently.
• German buyers: the most active foreign nationality across the Balearics as a whole, accounting for 39.1% of purchases by foreign buyers over the past twelve months, according to the market report cited above.
• Scandinavian buyers: particularly present in Alcúdia and Puerto Alcúdia, drawn by the flat terrain and family-friendly beaches.
• US buyers: still a minority group, though our own coverage of the Balearic luxury market in 2026 has recorded a rise in enquiries from the United States.

Overall, foreign buyers accounted for 29.6% of transactions in the Balearics over the past twelve months. What draws buyers to the north is not social exclusivity, as it is in parts of the southwest, but the scenery, the pace of life and the chance to be part of a genuine local community.

Holiday rental licences (ETV) in north Mallorca

Anyone buying with high-season letting in mind needs to understand the state of ETV licences in each area before signing. The 11.1% drop in active licences in Alcúdia to November 2025 is not an isolated case. Availability of new licences across most of north Mallorca is restricted by current municipal and Balearic regulations, which gives a property with an existing licence a clear edge over one without.

Before buying with this in mind, check on a case-by-case basis whether the property holds a valid, transferable ETV licence, since not every property in the north meets the requirements to obtain one. You can filter directly for properties with an existing holiday rental licence.

Is 2026 a good time to buy in north Mallorca?

The available data is consistent with a market of limited supply and sustained demand, though it cannot on its own confirm or rule out a bubble. That would require cross-referencing disposable income trends, financing conditions and other indicators beyond the scope of this guide. What the data does show is that asking prices in Pollensa have risen 7.3% in under a year, that transaction volumes across the Balearics keep falling while the registered price per square metre keeps rising, and that planning delays for new builds will keep stock scarce for years to come.

For a buyer with a multi-year horizon, north Mallorca combines values that remain more moderate than the southwest with supply that barely grows. Formentor sits at the extreme end of that scarcity, shaped not only by the market cycle but by permanent land protection rules.

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Frequently asked questions

Which is the most expensive area in north Mallorca?

Formentor holds the highest-value properties because of its extreme scarcity, though there is no reliable average price given the low transaction volume. Among areas with enough market activity to calculate an average, Pollensa recorded an asking price of €5,271/m² in March 2026.

Is north Mallorca cheaper than the southwest?

Values in the north generally remain more moderate than in the southwest, though that gap has narrowed in recent years. There is no official figure that compares the two areas directly per square metre, so this assessment rests on our own reading of the market rather than a single verifiable number.

What is the difference between Gotmar, Llenaire and La Font?

All three are residential developments within Pollensa municipality, but each has its own character. La Font is within walking distance of the town centre, Gotmar sits between Pollensa and Puerto Pollensa with high-end plots, and Llenaire is next to Llenaire beach, with villas that often have partial sea views.

Can you buy property in Formentor?

Yes, but supply is extremely limited because much of the peninsula is protected and does not allow new construction. Sales are usually historic fincas or large-plot villas with direct sea access, and they come to market very rarely.

Is it easy to get a holiday rental licence (ETV) in Alcúdia or Pollensa?

Not always. The number of active licences in Alcúdia fell 11.1% year on year to November 2025, and availability of new licences is restricted by municipal and Balearic regulations. It is worth checking whether a specific property already holds a valid, transferable licence before buying with that intention.

Which nationalities buy the most in north Mallorca?

British buyers have a long-standing presence in Pollensa and Puerto Pollensa, while Germans are the most active foreign nationality across the Balearics as a whole. Scandinavian buyers stand out particularly in Alcúdia and Puerto Alcúdia, and enquiries from US buyers have grown during 2026.