Living in South Mallorca: Coast, Villages and Countryside

Llucmajor, Sa Ràpita, Es Trenc, Ses Salines and Colònia de Sant Jordi: countryside, salt flats and dunes

South Mallorca is the area between the Llucmajor countryside and the coast around Sa Ràpita, Es Trenc, Ses Salines and Colònia de Sant Jordi. Apartments are listed at an average of €5,458 per m² in the Ses Salines area and €4,505 per m² in Llucmajor, against an island average of €5,858 (Casafari, October 2026).

Living in South Mallorca: Llucmajor, Es Trenc and the Southern Coast

South Mallorca combines open countryside, long sandy beaches, salt flats and traditional towns within relatively easy reach of Palma. The region stretches from the Llucmajor countryside towards Sa Ràpita, Ses Salines and Colònia de Sant Jordi, with Es Trenc as its best-known natural landmark.

South Mallorca at a Glance

Main areas: Llucmajor and its countryside, Sa Ràpita, Es Trenc, Ses Salines and Colònia de Sant Jordi, with Campos as an inland market town.
Asking prices, apartments: €5,458/m² in the Ses Salines area, €4,631/m² in the Campos area and €4,505/m² in Llucmajor (island average €5,858/m²).
Typical property: fincas and country estates inland, village houses in the towns, villas and apartments on the coast.
Year-round life: Llucmajor and the inland villages are established communities; the coast is quieter outside summer.
Getting around: Palma and the airport are relatively accessible from much of the region.

Where to Live in South Mallorca

Llucmajor and the rural south

Llucmajor is a substantial year-round town with a traditional centre and extensive surrounding countryside. Rural homes here can offer large plots and privacy while remaining practical for Palma and the airport. The wider municipality also reaches the coast, creating a broad mix of residential settings.

Browse country homes for sale in Mallorca or fincas for sale.

Sa Ràpita, Es Trenc and Colònia de Sant Jordi

Sa Ràpita has a low-rise coastal feel and marina, while nearby Es Trenc is protected for its dunes, pale sand and clear water. Colònia de Sant Jordi is a larger coastal community with a fishing-port heritage, beaches and boat connections towards Cabrera.

Ses Salines and the southern villages

Ses Salines is a compact traditional village surrounded by countryside and salt-producing landscapes. It appeals to buyers who want village life within a short drive of beaches rather than a home directly in a resort.

Browse property for sale in Ses Salines.

Campos and the inland farmland

Campos is a market town surrounded by farmland, so the typical purchase is a country house or a townhouse in town. Browse property for sale in Campos.

Iris’s Expert View

For South Mallorca, Iris recommends looking at the relationship between coast and countryside. Buyers drawn to Es Trenc often discover that a home in Ses Salines, Llucmajor or the surrounding countryside gives them more space and a stronger year-round community while keeping the beach within easy reach. Rural due diligence is particularly important when older buildings or additions are involved.

Iris Grünewald · Founder & CEO, Balearic Properties

Property Prices in South Mallorca

The Ses Salines area is the most expensive part of the south for both apartments and houses. Llucmajor has by far the most apartment listings and the lowest average prices of the three.

Average asking price of active listings, October 2026
Municipality or area	Apartments, €/m²	Houses, €/m²	Apartment listings
Ses Salines area	5,458	5,939	66
Campos area	4,631	5,713	60
Llucmajor	4,505	5,321	231

Source: Casafari Area Insights, asking prices of active listings with outliers excluded, using Casafari’s area boundaries. Houses are priced per m² of built area. These are asking prices, not completed-sale prices. Compare every area in our Mallorca property prices by area guide.

Is South Mallorca Good for Year-Round Living?

Llucmajor and the inland villages are established year-round communities. Coastal areas are quieter outside summer, although places such as Colònia de Sant Jordi retain permanent services. Palma and the airport remain relatively accessible from much of the region.

Property in South Mallorca

Expect fincas and country estates inland, village houses in Llucmajor and Ses Salines, and villas or apartments around Sa Ràpita and the coast. Current Balearic Properties listings include both rural Llucmajor homes and modern coastal properties around Sa Ràpita.

Fincas and country houses: in the rural interior. Fincas for sale and country homes for sale.
Village houses and townhouses: in Llucmajor, Ses Salines and Campos. Townhouses for sale.
Villas and apartments: in the coastal areas. All villas for sale in Mallorca.

Buying Costs in South Mallorca

The main tax on a resale home is the Balearic transfer tax (ITP), charged by bands: each rate applies only to the part of the price that falls within that band.

Balearic transfer tax (ITP) on resale property, 2026
Part of the price	Rate
Up to €400,000	8%
€400,000 to €600,000	9%
€600,000 to €1,000,000	10%
€1,000,000 to €2,000,000	12%
Over €2,000,000	13%

Example: a villa bought for €1,500,000 pays €150,000 in ITP (€32,000 + €18,000 + €40,000 + €60,000), an effective rate of 10%. An apartment bought for €750,000 pays €65,000 (8.7%).

New-build homes pay 10% VAT plus stamp duty (AJD) instead of ITP. Notary, land registry and solicitor fees come on top, and reduced rates apply to some main-residence purchases. Rates can change, so confirm the figure with your solicitor or tax adviser. Source: Guía Fiscal, ITP in the Balearic Islands (in Spanish). See also our tax considerations for foreign buyers.

Holiday Rental Licences

Since Decree-Law 4/2025 (April 2025), new tourist rental places are banned in multi-family buildings across the Balearic Islands, and any new place in a detached home must be offset by places that are given up first (source: Govern de les Illes Balears). If rental income matters, look at properties that already have a licence and check that it is current and transfers with the sale.

Buying in South Mallorca: What to Check

Decide on the use first. Whether the home is for your own use or to rent out limits which properties are suitable.
Get an NIE. Foreign buyers need an NIE (Spanish foreigner identification number) to complete the purchase.
Check the legal and planning status. For country properties, have a lawyer check it before you pay a deposit.

Frequently Asked Questions

Where should I look for a finca close to Palma?

The Llucmajor countryside is one of the south’s most practical areas for combining rural space with access to Palma and the airport.

Can you live near Es Trenc all year?

Yes, but buyers often choose nearby villages or Colònia de Sant Jordi for stronger year-round services and use Es Trenc as their local beach.

How much does property cost in South Mallorca?

Apartments in the Ses Salines area are listed at an average of €5,458 per m² and houses at €5,939. In the Campos area, apartments average €4,631 per m² and houses €5,713. In Llucmajor, apartments average €4,505 per m² and houses €5,321 (Casafari asking prices, October 2026).

What taxes do I pay when buying a resale property in Mallorca?

The Balearic transfer tax (ITP), charged by bands from 8% up to €400,000 to 13% above €2,000,000. A €1,500,000 villa pays €150,000. Notary, land registry and solicitor fees come on top.

Can I rent out a property in South Mallorca to tourists?

Only with a valid tourist rental licence. New places are banned in apartment buildings under Decree-Law 4/2025, so homes with an existing licence form a separate part of the market. Always check that the licence is current and transfers with the property.

Which areas make up South Mallorca?

This guide covers Llucmajor and its countryside, the coast around Sa Ràpita, Es Trenc and Colònia de Sant Jordi, the village of Ses Salines and the market town of Campos.