Buying property en Andorre with a dedicated expert

Andorra is divided into seven administrative parishes (parròquies), each with a distinct character and price profile. The following data draws on official Andorran government statistics (estadistica.ad) and market reports for 2024–2025.

• Andorra la Vella — The capital and commercial centre. The highest asking price in November 2025 reached €6,671/m² (source: Expat Focus, 2025). Official transacted price: approximately €5,032/m² in 2024, with apartment prices rising +41.3% year-on-year (source: estadistica.ad / Servissim, 2024). Urban, well-connected, with the widest range of property types from studios to new-build luxury apartments.
• Escaldes-Engordany — Adjoins the capital and hosts the highest-end new-build developments. Asking prices reached €7,000/m² (Engel & Völkers, 2024–2025 report); transacted prices approximately €5,689/m² (source: Expat Focus, 2025). Luxury developments can exceed €8,500/m² for new builds, with some premium schemes surpassing €19,000/m² (source: Auge report, 2024–2025).
• La Massana — Mountain parish popular with buyers seeking ski access and larger properties. Average transacted price approximately €4,221/m² (source: Expat Focus, 2025); average property values exceed €1 million EUR (Engel & Völkers, 2024–2025). Chalets and large apartments dominate.
• Ordino — Quieter, rural character with scenic mountain landscapes. Apartment prices rose +20.7% in 2024 (source: estadistica.ad). Attracts buyers seeking tranquillity and space.
• Encamp — Mid-range parish with good ski access. Average transacted price approximately €4,090/m² (source: Expat Focus, January 2024). Transacted surface area grew +104.4% in 2024, indicating strong buyer interest (source: estadistica.ad).
• Canillo — Easternmost parish, ski-oriented. Average transacted price approximately €4,100/m² (source: Expat Focus, January 2024). Apartment prices per m² rose +15.0% in 2024 (source: estadistica.ad).
• Sant Julià de Lòria — Most affordable parish, bordering Spain. Average transacted price approximately €2,584/m² in 2024 (source: Andorran government official figures, 2024); asking prices around €4,175/m² for finished housing (source: Auge report, 2024–2025). Popular with families and first-time buyers.

A typical older three-bedroom apartment generally falls between €550,000 EUR and €900,000 EUR; detached chalets (xalets) routinely exceed €1,500,000 EUR, with new-build examples commanding considerably more (source: Expat Focus, 2025).

1. Property search and selection: Identify suitable properties through local real estate agencies, online portals (e.g., Idealista, local Andorran platforms), or direct contact with developers. The search phase can take several weeks to several months depending on market availability.
2. Obtain foreign investment authorisation (non-residents): Non-resident buyers and foreign legal entities must apply to the Andorran government for prior authorisation before committing to a purchase. The application includes financing sources, intended use, and supporting documentation. Under the 2025 Omnibus Law, the system operates under negative silence (no response within two months = denial).
3. Register in the Foreign Investment Registry: Mandatory for buyers subject to the Foreign Real Estate Investment Tax (Law 3/2024) before formalising any transaction.
4. Sign the preliminary contract (contracte de compravenda) and pay the 10% deposit: This binding agreement sets out the final price, payment plan, and closing date. The 10% deposit is non-refundable if the buyer withdraws without valid cause. A financing condition clause and/or a foreign investment authorisation condition clause are typically included.
5. Secure mortgage financing (if applicable): Approach Andorran banks with the required financial documentation. A professional property appraisal is required. Residents can typically borrow up to 70%–80% of the lower of the purchase price or appraised value; non-residents are generally limited to 50%–60%.
6. Legal due diligence: Verify ownership title through notarial deeds and the local cadastre; confirm the absence of mortgages, liens, easements, or undisclosed debts; check that all modifications and renovations are properly registered.
7. Notary appointment and signing of the title deed (escriptura de compravenda): Both parties appear before a notary, who verifies the legality of the transaction, reviews all documents, and drafts the deed of sale. The mortgage deed (if applicable) is signed at the same appointment. The buyer pays the transfer tax (ITPI) and, where applicable, the Foreign Investment Tax at this stage.
8. Registration of the title deed: The notary records the transfer in the Andorran Chamber of Notaries. Each parish comú also maintains its own real estate registry for tax purposes. Registration typically takes several weeks.
9. Collection of title deeds and parish registration: The buyer collects the official property deeds approximately 4–6 weeks after signing and completes any remaining administrative steps at the local parish level to register as the new owner.

The total time from signing the preliminary contract to completion typically ranges from three to six months (source: Andorra Live, 2024).

Non-resident buyers can access mortgage financing from Andorran banks, but face significantly stricter conditions than residents.

• Loan-to-value (LTV) ratio: For non-residents, banks typically finance no more than 50%–60% of the lower of the purchase price or the appraised value. Residents can generally access up to 70%–80% LTV, with cases reaching 90% only under exceptional circumstances (source: Andorra Live / mortgage guide, 2024–2025).
• Income verification: Andorran banks face practical difficulties verifying foreign income or accepting it as collateral. Non-residents must provide comprehensive proof of financial solvency: recent bank statements, income documentation, and evidence of the legitimate origin of funds.
• Property appraisal: A professional appraisal of the property is required by all Andorran lenders before approving a mortgage.
• Patrimonial linkage: Banks often require non-resident borrowers to demonstrate additional ties to Andorra — such as existing assets, company interests, or financial products held locally — as a condition of lending.
• Mortgage structure: Financing is typically structured as a mortgage granted over the real estate asset, sometimes combined with pledges over other assets. The mortgage deed must be signed before a notary by public deed.
• Currency: All transactions and mortgage contracts in Andorra are denominated in euros (EUR).
• Foreign investment authorisation prerequisite: Non-resident buyers must obtain government authorisation before any purchase can proceed; this authorisation is a prerequisite for the bank to finalise the mortgage.

Becoming an Andorran resident fundamentally changes the financing conditions available. Buyers considering relocation should factor residency status into their financing strategy from the outset.

The following fees and professional services are involved in a property purchase in Andorra:

• Real estate agent commission: Typically 5%–10% of the sale price, borne by the seller. The buyer does not pay agent commission. The agent's services include property search, viewings, negotiation support, and coordination with the notary.
• Notary fees: Always paid by the buyer. Fees typically range between €600 and €1,300 plus approximately 0.1% of the purchase price (source: Andorra Guide / Expat Focus, 2024). The notary acts for both parties, verifies the legality of the transaction, reviews all documents, drafts the title deed, and records the transfer in the Andorran Chamber of Notaries.
• Independent property lawyer: Not a legal requirement, but strongly advisable for foreign buyers. A lawyer will guide the buyer through the foreign investment authorisation process, review the preliminary contract, conduct title due diligence, confirm the absence of undisclosed encumbrances, and advise on the most appropriate acquisition structure. Legal fees vary by firm and transaction complexity; budget separately.
• Property appraisal: Required by Andorran banks when mortgage financing is sought. Cost varies by property size and appraiser.
• Foreign Investment Registry registration: Administrative fee payable by buyers subject to Law 3/2024.

Summary of buyer-side acquisition costs (excluding purchase price):

• Transfer tax (ITPI): 4% of purchase price
• Foreign Investment Tax (if applicable): 3%–10% of purchase price
• Notary fees: approximately 0.1%–1% of purchase price (minimum ~€600–€1,300 EUR)
• Independent lawyer: variable
• Total typical range: 7%–11% of purchase price for non-residents subject to FIT