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Southeast Mallorca is the area around Santanyí, Cala d’Or, Portopetro, Cala Figuera and Portocolom. Apartments are listed at an average of €4,927 per m² in the Santanyí area and €3,796 per m² in the Felanitx area, against an island average of €5,858 (Casafari, October 2026).
Living in Southeast Mallorca: Santanyí, Cala d’Or and the Coastal Villages
Southeast Mallorca is defined by golden-stone villages, low limestone cliffs, pine-framed coves and a more relaxed development pattern than the southwest. Santanyí is the cultural and commercial heart of the area, while Cala d’Or, Portopetro, Cala Figuera and Portocolom each offer a different interpretation of coastal life.
Southeast Mallorca at a Glance
- Main towns: Santanyí, Cala d’Or, Portopetro, Cala Figuera, Cala Llombards and Portocolom, with Felanitx inland.
- Asking prices, apartments: €4,927/m² in the Santanyí area and €3,796/m² in the Felanitx area (island average €5,858/m²).
- Typical property: townhouses and village homes in Santanyí, fincas in the countryside, villas and apartments on the coast.
- Year-round life: Santanyí and the larger inland towns; the coastal resorts are quieter in winter.
- Nature: Mondragó Natural Park and the coves around Santanyí.
Where to Live in Southeast Mallorca
Santanyí: market town and year-round community
Santanyí has become one of the southeast’s most sought-after places to live because it works beyond the summer season. Its historic centre is known for honey-coloured stone, restaurants, galleries and a busy market, with countryside and beaches only a short drive away. Traditional townhouses, village homes and rural fincas form the core of the property market.
Browse property for sale in Santanyí or villas for sale in Santanyí.
Cala d’Or and Portopetro
Cala d’Or is characterised by white, low-rise Mediterranean architecture, several small coves and a marina. Nearby Portopetro is smaller and more understated, centred around a natural harbour and waterfront restaurants. Buyers here tend to prioritise beach access, boating and easy-maintenance second homes.
Villas and apartments make up most of the market here. Browse property for sale in Cala d’Or.
Cala Figuera, Cala Llombards and the southern coves
Cala Figuera remains one of Mallorca’s most recognisable working fishing harbours, while Cala Llombards and the coast around Santanyí offer small-scale residential settings close to turquoise coves. Caló des Moro is spectacular but increasingly busy in high season, so residents often value the quieter coastal paths and lesser-known swimming spots just as much.
Portocolom and the eastern edge
Portocolom wraps around one of Mallorca’s largest natural harbours and retains colourful waterfront houses and a strong local identity. It is a useful alternative for buyers who want coastal living with a more year-round feel than a pure resort.
Read our guide to living in Portocolom.
Felanitx and the inland countryside
Felanitx is a market town surrounded by farmland and one of Mallorca’s best-known wine areas. The typical purchase here is a country house or a townhouse in town. Browse property for sale in Felanitx.
Iris’s Expert View
For Southeast Mallorca, Iris recommends deciding first whether the home is intended mainly for summer use or genuine year-round living. Coastal coves are enormously attractive, but Santanyí and the established inland villages often provide a stronger everyday rhythm outside the season. For rural homes, planning history, water, access and the legal status of extensions should be checked early in the buying process.
Iris Grünewald · Founder & CEO, Balearic Properties
Property Prices in Southeast Mallorca
The Santanyí area is the most expensive part of the southeast, especially for houses. The Felanitx and Porreres areas offer lower entry prices.
| Municipality or area | Apartments, €/m² | Houses, €/m² | Apartment listings |
|---|---|---|---|
| Santanyí area | 4,927 | 7,079 | 125 |
| Felanitx area | 3,796 | 4,940 | 62 |
| Porreres area* | 2,926 | 4,518 | 21 |
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. *Fewer than 60 apartment listings: treat as indicative. These are asking prices, not completed-sale prices. Compare every area in our Mallorca property prices by area guide.
Iris’s market note: coastal scarcity, views, walkability and property type can create a completely different market from the inland town only a few kilometres away.
Beaches and Protected Nature
Mondragó Natural Park protects a landscape of pine forest, dunes, wetlands and coves including S’Amarador. The wider southeast is also known for Cala Mondragó, Cala Sa Nau, Cala Llombards and the beaches around Colònia de Sant Jordi and Es Trenc further west.
Is Southeast Mallorca Good for Year-Round Living?
Santanyí and the larger inland towns work very well year-round. Coastal resorts can be quieter in winter, so permanent residents often choose a village or countryside location within easy reach of the sea rather than living directly in a seasonal beach development.
Property in Southeast Mallorca
The southeast is particularly strong for renovated townhouses, contemporary fincas, country estates and villas near the coast. Buyers should compare planning status, access, water supply and protected-land constraints carefully when considering rural properties.
- Villas: mainly in the coastal resorts and around Santanyí. Villas for sale in Santanyí.
- Country houses and fincas: in the rural interior. Fincas for sale and country homes for sale.
- Townhouses and apartments: in the towns and resort areas. Townhouses for sale.
Buying Costs in Southeast 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.
| 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 Southeast 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 is best for year-round life in the southeast?
Santanyí is one of the strongest all-year choices, with shops, restaurants, services and a permanent community while remaining close to the coast.
Where should I look for a finca?
The countryside around Santanyí, Ses Salines, Campos and Felanitx offers a broad range of rural homes, from traditional properties to contemporary new-build fincas.
How much does property cost in Southeast Mallorca?
Apartments in the Santanyí area are listed at an average of €4,927 per m² and houses at €7,079. In the Felanitx area, apartments average €3,796 per m² and houses €4,940. The Porreres area is below €3,000 per m² for apartments, based on few listings (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 Southeast 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 Southeast Mallorca?
This guide covers Santanyí and its coast, including Cala d’Or, Portopetro, Cala Figuera and Cala Llombards, plus Portocolom on the eastern edge and the market town of Felanitx inland.
What taxes apply to a new-build property?
New builds pay 10% VAT (IVA) plus stamp duty (AJD) instead of ITP. Ask your lawyer to confirm the exact amounts for your purchase.
Do I need an NIE to buy property in Mallorca?
Yes. Foreign buyers need an NIE (Spanish foreigner identification number) to complete the purchase.
Looking for a home in the southeast? Explore property for sale in South East Mallorca or tell the Balearic Properties team what you are looking for: message us on WhatsApp or send us your search. See every region on our Mallorca area map, or the neighbouring guides to South Mallorca, Central Mallorca and East Mallorca.
