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Last updated: 23 October 2026
To buy property in Mallorca you need an NIE, a Spanish bank account, an independent lawyer and a budget that covers taxes and fees on top of the price. The process runs from a written offer and a private arras contract to a public deed before a notary, and completion usually follows one to two months after the arras contract.
- Choose the area by how you will use the home: year-round living, second home, rental income or family base.
- Check legal status before you fall for the view: Land Registry extract, building licences, planning and rental licence.
- Budget roughly 10% to 14% of the price on top for taxes and fees. On a resale home, transfer tax (ITP) is the main cost, from 8% to 13% on a progressive scale. Use the calculator below.
- Non-residents can buy without residency but must file an annual tax return.
- Use an independent lawyer, get an approval in principle before you offer, and keep proof of funds ready.
Buying a home in Mallorca is rarely just a property decision. It is a choice about how you want to live: in a walkable town, on the coast, deep in the countryside or within easy reach of Palma and the airport. The buying process itself is well established, but it works differently from the UK, Germany or Scandinavia, and the problems buyers run into are usually local ones: planning status, rental licences, access, water and the paperwork behind older homes.
This Mallorca property buyer’s guide follows the order in which most people actually make decisions, from narrowing down the area to what happens once you have the keys. For the contract stages and purchase taxes in detail, read our companion page on buying property in Mallorca.
Start with how you will use the home
The same budget buys very different things depending on how the property will be used, so it pays to be clear about this before the first viewing.
- Year-round living: prioritise towns that stay alive in winter, with schools, healthcare and shops close by. Palma, Pollença, Sóller, Santa Maria and the Calvià coast all work well.
- Second home: travel time from the airport, ease of maintenance and security while you are away matter more than they first appear.
- Holiday rental income: only realistic if the property already has, or can legally obtain, a tourist rental licence. In Mallorca that is far from guaranteed.
- A base for family and friends: guest space, parking and a practical layout often count for more than a spectacular view.
Choosing the right area to buy in Mallorca
Mallorca is compact, but its regions feel very different from one another, and the right one depends as much on your routine as on your budget.
- Southwest (Andratx, Calvià, Puerto Portals): marinas, golf, international schools and quick access to Palma.
- North (Pollença, Alcúdia): more relaxed and family-friendly.
- Northwest (Sóller to Valldemossa): defined by the Tramuntana mountains and a strong sense of place.
- Southeast: golden-stone villages and small coves.
- Central Mallorca: vineyards, fincas and village life within reach of Palma.
Prices vary just as much as landscapes, so it helps to compare property prices by area before setting a search radius. One piece of advice that rarely fails: visit your shortlisted areas outside the summer. A resort that feels perfect in July can be very quiet in February, while an inland town may be at its best.
Property types in Mallorca and what to check for each
Apartments and penthouses
Check the community fees, what they cover and the building’s own rules, which can restrict holiday letting or certain alterations. Confirm that any parking space or storage room is actually included in the title deed rather than simply offered by the seller.
Villas
Plot size, orientation and privacy shape daily life more than interior finishes. Ask how the pool, terraces and any outbuildings were authorised, and budget realistically for gardens, pool care and maintenance.
Village townhouses
Many are old stone buildings with thick walls and character, but also with ageing roofs, damp or outdated installations. A survey by an architect or building engineer is money well spent, and homes in protected historic centres may face limits on what can be changed.
Fincas and rural homes
Country properties are the most rewarding and the most complex part of the market. Rural land is tightly regulated, so the legal status of each building, extension and pool matters. Water supply (mains, well or cistern), road access and electricity connection should all be confirmed in writing. If this is the lifestyle you are after, browse our country homes for sale in Mallorca.
Plots and renovation projects
Buildability, applicable planning rules and the realistic time needed to obtain a licence should be checked before buying. Timelines are hard to predict, so renovation projects suit buyers who can live with some uncertainty.
Legal due diligence when buying in Mallorca: what your lawyer should verify
Use an independent lawyer with no connection to the seller. Before you sign anything binding, they should confirm these seven points:
- Ownership and any charges or mortgages, through an up-to-date Land Registry extract (nota simple)
- That the registered description matches the Cadastre and the property as it actually stands
- Building licences and the certificate of habitability or first occupation
- Planning status and any infractions, which is especially important on rural land
- That IBI, community fees and utility bills are up to date
- Whether a tourist rental licence exists and whether it covers your intended use
- The energy performance certificate
On older rural properties it is not unusual to find parts of a house that were built or extended without the right permissions. Whether they can be regularised, and what that means for insurance, mortgages or a future sale, is a question for your lawyer and often for an architect as well. If you need one, you can browse Spanish property lawyers at Property-Lawyers.com.
Costs of buying property in Mallorca: taxes, fees and calculator
Plan the budget in three layers: the price, the purchase costs and the running costs. As a rule of thumb, buyers should allow roughly 10% to 14% of the price on top for taxes and fees.
For a resale home, the main purchase cost is transfer tax (ITP), which in the Balearic Islands follows a progressive scale from 8% to 13% depending on the property’s value. The tax agency (ATIB) turns that scale into an average rate that is applied to the whole value:
| Property value | Rate on that band | Cumulative tax at top of band |
|---|---|---|
| Up to €400,000 | 8% | €32,000 |
| €400,000.01 to €600,000 | 9% | €50,000 |
| €600,000.01 to €1,000,000 | 10% | €90,000 |
| €1,000,000.01 to €2,000,000 | 12% | €210,000 |
| Over €2,000,000 | 13% | no cap |
General ITP scale published by the ATIB (Balearic tax agency). The taxable base is the higher of the price and the Catastro reference value. Reduced rates can apply to a main residence below a value ceiling: ask your lawyer.
Example: on a resale home of €1,200,000 the scale gives €114,000 of ITP (€90,000 for the first €1,000,000 plus 12% of the remaining €200,000). Add about €3,000 for the notary, €1,200 for the Land Registry, €14,520 for a lawyer (1% plus VAT) and €900 for the gestoría, and the estimated costs come to about €133,600, or 11.1% of the price.
New homes bought directly from a developer carry 10% VAT plus stamp duty (AJD), generally 1.5%. Notary, Land Registry and legal fees come on top. Our guide to tax considerations for foreign buyers explains how these apply in more detail.
Purchase cost calculator
Enter a price to estimate all the costs of buying: taxes plus notary, Land Registry, lawyer and gestoría fees.
| Purchase price | – |
| Transfer tax (ITP) | – |
| Notary, approx. | – |
| Land Registry, approx. | – |
| Lawyer, approx. 1% + VAT | – |
| Gestoría, approx. | – |
| Estimated costs | – |
| As a share of the price | – |
| Total cash needed | – |
TaxesNotary, registry, gestoríaLawyer
Estimate for a resale home at the general Balearic ITP scale (8% to 13%, applied band by band), or for a new build at 10% VAT plus AJD (1.5%, or 2% from €1,000,000). Reduced rates can apply to a resident’s main home. Fees are approximate and vary by case. Indicative only, not tax advice: confirm the figures with your lawyer.
Financing
Spanish banks do lend to non-residents, but usually a smaller share of the property’s value than to residents, and they will review your income and tax situation in your home country. An approval in principle before you make an offer puts you in a stronger negotiating position and avoids surprises later.
Proof of funds
Expect to show where your funds come from. Notaries, banks and estate agents are legally required to carry out anti-money-laundering checks, so having bank statements and proof of the origin of funds ready will speed things up.
Running costs
Running costs include IBI (the local property tax), community fees where applicable, insurance, maintenance and, for non-residents, an annual non-resident income tax return.
Making an offer and completing the purchase
Once you find the right property, your offer is usually made in writing through the agent. If it is accepted, both sides sign a private contract (contrato de arras) and the buyer pays a deposit, commonly around 10% of the price. With the most common type of arras contract, a buyer who withdraws loses the deposit, while a seller who withdraws usually has to return it twice over.
The sale is completed by signing the public deed before a notary, after which the property is registered in your name. You will need an NIE and a Spanish bank account before completion. Our step-by-step buying page covers each stage and the taxes in more depth, and our glossary of real estate terms helps with the Spanish vocabulary you will meet along the way.
After you get the keys
- Transfer the utilities and set up direct debits for IBI and community fees
- Arrange home insurance from the day of completion
- If you are non-resident, diarise the annual non-resident tax return
- If you plan to rent, make sure the licence, registration and tax obligations are in order before the first guest
- If you will be away for long periods, organise key-holding or property management
Mistakes that cost buyers time and money
Most problems are avoidable. These are the ones we see most often:
- Falling for a view before checking access and legal status.
- Assuming a rental licence can be obtained later. Confirm it before you commit.
- Budgeting only for the price and forgetting taxes and fees. Run the numbers in the calculator above first.
- Relying on the seller’s lawyer, or having no lawyer at all.
- Buying in an area you have only seen in high summer. Visit in winter too.
A final word
A good purchase in Mallorca comes down to asking the right questions early: how you will use the home, what the area is like all year, and what the paperwork really says. With those answers in place, the rest of the process is far more predictable. When you are ready to start viewing, explore our property for sale in Mallorca or, if rental income matters to you, our selection of properties with a rental licence.
Frequently asked questions
Can foreigners buy property in Mallorca?
Yes. Buyers from inside and outside the EU can buy property in Mallorca. You will need an NIE (foreigner identification number), and in some areas buyers from outside the EU may need an additional military authorisation. Your lawyer can confirm whether that applies to a specific property.
Do I need to be resident in Spain to buy?
No. Residency is not required to buy. Non-resident owners do, however, file an annual non-resident income tax return for the property, even if it is never rented out.
How long does a purchase usually take?
Once an offer is accepted and the private contract is signed, completion before a notary often follows within one to two months. Rural properties with complex planning histories can take longer because the checks take longer.
Can I rent the property to holidaymakers?
Only if the property holds a valid tourist rental licence for that use, or can legally obtain one. New licences are heavily restricted in Mallorca, so this should be confirmed by your lawyer before you commit, never assumed.
What are the total costs of buying a property in Mallorca?
On a resale home, most buyers should budget roughly 10% to 14% of the price on top, mainly transfer tax (ITP), plus notary, Land Registry, legal and gestoría fees. New homes pay 10% VAT plus stamp duty (AJD) instead of ITP. Use the calculator in this guide for an estimate at your price.
How much is transfer tax (ITP) on a €1.2 million home in Mallorca?
On a resale home at €1,200,000 the general ITP scale gives €114,000: €90,000 for the first €1,000,000 plus 12% of the remaining €200,000, an average rate of 9.5%. Reduced rates and bonuses can apply in specific cases, so confirm the figure with your lawyer or the ATIB.
What is an arras contract?
The contrato de arras is the private contract signed once an offer is accepted. The buyer pays a deposit, commonly around 10% of the price. In the most common type, a buyer who withdraws loses the deposit, while a seller who withdraws usually has to return it twice over.
Do I need a lawyer to buy property in Mallorca?
Spanish law does not oblige a buyer to hire one, but an independent lawyer is strongly recommended. They check ownership, charges, licences and planning status before you sign anything binding, and they review the arras contract with you.