Listing review · 30 October 2026
For buyers who want a house in northern Mallorca without stepping into the detached luxury-villa budget, townhouses deserve a separate search. These two Balearic Properties listings offer a useful contrast: a garden home in Gotmar, Puerto Pollensa, and a house with a pool in Pollensa Old Town.
We selected them for stated asking prices below €1.3 million, at least three bedrooms and outdoor space, with different settings and layouts. This is a small selection from one commercial agency, not an objective ranking of the market. Both detail pages displayed a sale price and enquiry facility when checked, with no visible sold or reserved label. Availability must be reconfirmed with the agent before travel or an offer.
| Detail | Gotmar | Pollensa Old Town |
|---|---|---|
| Reference | PTP20660 | POL20684 |
| Asking price | €545,000 | €1,259,000 |
| Bedrooms / bathrooms | 3 / 2 | 4 / 3 |
| Advertised built area | 137 m² | 165 m² |
| Pool | Not advertised as existing | Existing pool advertised |
These are agency figures and asking prices, not completed-sale evidence. Purchase costs are additional. Built area should be checked against plans and documents; it should not be assumed to equal usable internal space.
View PTP20660 and request a viewing. Balearic Properties describes an end-of-row, split-level home with bedrooms on its lower levels, a side garden, terraces and a private parking space. The agency places it in Gotmar and markets walking access to the beach and amenities.
For a buyer, the key test is circulation: walk through the home carrying the sort of luggage or shopping you normally bring. Check which outdoor area you would use most and whether its connection to the kitchen works for you. Assess the slope and route to the waterfront in person.
The listing mentions the possibility of building a pool. That is not a verified permission or an existing amenity. It also displays zero in the plot-size field despite describing a garden. Treat the outdoor area as unquantified until the agent supplies plans and your lawyer checks the relevant ownership or use rights.
View POL20684 and request the property documents. The listing advertises two floors, with a bedroom and bathroom on the ground floor and three bedrooms upstairs. It reports a 113 m² plot, a terrace and pool, underfloor heating and reverse-cycle air conditioning.
We would consider it for a household that wants a village-house setting with an existing pool and a ground-floor sleeping option. Test the outdoor dining arrangement, privacy and access to the entrance. Ask to see the floor plans and completion documentation, and establish what is included in the sale.
The featured photograph belongs to this Old Town house, not the Gotmar listing. Photograph supplied by Balearic Properties.
The asking prices differ by €714,000, but these two advertisements do not establish a market-wide premium for either area. They describe different homes, layouts and amenities. A comparison should include condition, the rights attached to outdoor space, any work required and your household’s use of the extra bedroom.
Build a separate cost sheet for each. Add purchase costs, immediate repairs, furnishing and annual upkeep. Do not budget for a future pool at the Gotmar house until its feasibility, permissions and costs have been assessed. Equally, an existing pool should have its condition and documentation reviewed rather than being accepted on photographs alone.
Request a recent registry extract and the relevant property documents. The Colegio de Registradores explains that a nota simple identifies registered ownership, rights and limitations; it is not a substitute for a survey or planning checks. Arrange independent advice before signing or transferring reservation funds.
Next step: contact Balearic Properties through the two linked property pages, quoting PTP20660 and POL20684. Ask for current availability, floor plans, the inclusions list and recent running costs. Compare Pollensa property lawyers and use our pre-deposit checklist.
If location is still undecided, read Pollensa Old Town versus Puerto Pollensa. For further inventory, browse Balearic Properties’ townhouse search; always open the individual listing to check its status.
Prices and visible listing status checked 30 October 2026. Commercial source: Balearic Properties. This article is not a survey, valuation, legal clearance or confirmation from the seller. No rental income or capital growth is promised.
Sophie Gutenberg is a legal content specialist focused on Spanish property law, real estate transactions, conveyancing, due diligence and tax issues affecting international property buyers in Spain. She works alongside qualified Spanish property lawyers .
Area guide · 30 October 2026
The choice between Pollensa Old Town and Puerto Pollensa is less about finding a universal winner than choosing the routine you want to buy into. Start in the old town if village streets and a house organised around a patio appeal to you. Start at the port if your priority is being close to the bay. In either case, check the exact address: an area name cannot guarantee a comfortable walk or an easy arrival.
Balearic Properties’ Pollensa guide describes the historic town inland and explains that the municipality also includes Puerto Pollensa and Formentor. A broad “Pollensa” property search can therefore show homes with very different surroundings.
Its Puerto Pollensa guide focuses on the bay, beach and marina. When sending a brief, specify whether you mean the old town, the port or the wider countryside. Ask for the exact setting before organising a viewing trip, especially where a portal groups several neighbourhoods together.
A village house can be an appealing alternative to a detached villa when you want living space close to cafés and shops. The important question is whether its particular arrangement fits your household. Review every floor, including the route from kitchen to outdoor dining and from bedrooms to bathrooms.
Count the stairs you would use on a normal day. Check how luggage, pushchairs or bicycles reach storage. Ask whether a bedroom and bathroom on the entrance level could work for guests with reduced mobility. The number of rooms alone will not answer these questions.
Outdoor space deserves its own viewing. Stand in the patio, look at surrounding windows and ask about sunlight at different times of year. A roof terrace and a ground-floor garden offer different experiences. If a pool is essential, distinguish an existing pool from a proposed one and request the relevant documents.
Start with the route you will actually take to the waterfront. Walk it from the front door rather than from a convenient point on a map. For a home on a slope, do the return journey too. If children or older relatives will use the property, assess crossings, surfaces and gradients together.
Visit the surrounding street at more than one time of day. Listen from the bedrooms and check where deliveries, parking and bins are located. If you plan to stay outside summer, look at the services you need during those months instead of relying on the atmosphere of a holiday viewing.
An apartment or house with shared facilities may suit an owner who prefers some tasks to be managed collectively. Request community accounts, meeting minutes and proposed works so you can compare that arrangement with organising maintenance yourself.
| Priority | What to test |
|---|---|
| Short visits | Arrival, unloading, storage and opening up the house |
| Longer stays | Working space, heating, groceries and daily journeys |
| Outdoor living | Privacy, sunlight, shade and access from the kitchen |
| Family flexibility | Stairs, bedroom separation and bathroom access |
| Low maintenance | Actual annual costs and who handles problems while you are away |
Score each viewed home against your own priorities rather than assigning a blanket score to the town or port. These are our editorial viewing suggestions, not a measured ranking of locations. Neither area is automatically cheaper: compare the specific property type, condition and setting.
Request annual running-cost information and allow separately for acquisition costs, furnishing and repairs. For practical examples at two different asking prices, see our townhouse selection below €1.3 million. For a different property type, the existing Puerto Pollensa villa comparison covers two detached-home options.
Before a reservation, have a lawyer review the title and the documents relevant to alterations, outdoor areas and your intended use. The official registry guidance explains the information contained in a nota simple. Our Mallorca planning guide and Balearic purchase-tax guide help organise the next questions.
Plan a balanced viewing day: ask Balearic Properties to include homes in both settings that meet the same brief. Then contact a property lawyer covering Pollensa before agreeing terms.
Commercial area sources: Balearic Properties, consulted 30 October 2026. Featured photograph: its Mallorca office, supplied by Balearic Properties; it is not a residential listing. General information, not personalised legal advice.
Sophie Gutenberg is a legal content specialist focused on Spanish property law, real estate transactions, conveyancing, due diligence and tax issues affecting international property buyers in Spain. She works alongside qualified Spanish property lawyers .
Market briefing · 30 October 2026
If you are choosing a new apartment in Málaga, start with the district and the exact product rather than a single citywide price. A sea-facing apartment, a central pied-à-terre and a home intended for daily commuting need different shortlists. The latest Savills release offers a useful starting point, provided its figures are kept separate from an individual development’s sales quotation.
Savills España’s Málaga residential update, published on 22 October 2026, reports an average of €5,555/m² for new-build multifamily housing, with annual growth of 15%. Its district indicators include:
| Area | Savills reported price per m² |
|---|---|
| Málaga Este | €9,678 |
| Carretera de Cádiz | €7,866 |
| Centro | €5,257 |
| Cruz del Humilladero | €4,173 |
| Ciudad Jardín | €3,842 |
| Campanillas | €3,793 |
These concern new-build multifamily housing, not all homes or the entire Costa del Sol. The release does not specify whether these price observations are asking prices or completed-sale prices, or give the exact observation window. Treat them as Savills market indicators reported in October, not verified transaction comparables.
Savills also identifies almost 30,000 potential homes in development areas. Potential supply is not completed housing available to buy now. Its discussion highlights delivery constraints, including infrastructure and construction costs. Savills is a commercial property adviser, not an official statistical agency.
Before selecting districts, separate your total funds into the purchase price, acquisition costs, furnishing and a contingency. Ask for a written breakdown of applicable taxes and professional charges for the particular transaction. If financing is involved, establish how much cash you need at reservation, during construction and at completion.
Next, specify usable living space, bedrooms that fit your furniture, outdoor space and parking. A floor plan with a large reported area may include elements that do not serve your daily routine. Request a schedule distinguishing usable internal area, constructed area, terraces and any share of common areas. Compare like with like before calculating a price per square metre.
A useful enquiry to an agent is: “Please show me three homes within my purchase-price ceiling, with the same minimum internal space and delivery requirement, and explain what I gain or lose in each location.” That produces a more meaningful comparison than multiplying a district average by your preferred apartment size.
Use the district figures to organise a viewing route, then test your own requirements on the ground. For a holiday base, walk from each building to the places you expect to use. For a longer stay, try the journey to work, school or healthcare at the relevant time. Check the entrance, surrounding streets and bedroom orientation rather than relying on a development’s location label.
For each apartment, record three non-negotiables and three compromises. For example, an outdoor terrace may matter more than shared amenities you rarely use; a convenient parking space may outweigh a more impressive reception area. These are buyer priorities, not conclusions attributed to Savills.
Ask the seller to state the construction stage and proposed handover date in writing. Keep marketing estimates separate from contractual commitments. Request advice on the permissions, payment arrangements and protections relevant to the project before signing. Our off-plan purchase guide helps prepare that discussion.
If you need a home for a fixed move date, compare the cost of temporary accommodation and storage with the apparent saving on a future delivery. If you are flexible, decide how much uncertainty you are willing to accept and what documents must be supplied before each payment. Do not assume a future supply headline will lower the price of a particular unit.
The Colegio de Registradores explains that a nota simple identifies the property and registered rights and limitations; it is an informative extract, not a complete technical or planning review. Have your own lawyer review the seller’s title and the transaction documents.
Use Savills España’s research and contact details to discuss the Málaga market and find Málaga property lawyers before reserving. If you are still comparing mainland and island living, ask Balearic Properties for a Mallorca shortlist with the same lifestyle and budget criteria. These are separate markets; the Málaga figures should not be transferred to Mallorca.
General buyer information, not a valuation or personalised legal advice. Photograph: Michael Martinelli on Unsplash, from the site’s existing image library. The Málaga urban view does not depict a specific new development offered in this article.
Sophie Gutenberg is a legal content specialist focused on Spanish property law, real estate transactions, conveyancing, due diligence and tax issues affecting international property buyers in Spain. She works alongside qualified Spanish property lawyers .
Listings checked on 23 October 2026. A budget below €3 million can produce very different villa shortlists in Puerto Pollensa. We selected two homes advertised by Balearic Properties to compare a characterful hillside setting in El Vila with contemporary design in Gotmar.
Our criteria were a stated asking price below €3 million, at least four bedrooms, a private pool and contrasting layouts or settings. This is a small editorial selection from one agency’s portfolio, not a ranking of the best homes across the market. Both detail pages displayed a sale price and enquiry facility when checked; neither displayed a sold or reserved notice. Availability has not been confirmed directly with the sellers and must be reconfirmed before travel.
| Advertised detail | El Vila | Gotmar |
|---|---|---|
| Agency reference | PTP41024excl | PTP40981ETV |
| Asking price | €1,800,000 | €2,950,000 |
| Bedrooms / bathrooms | 5 / 4 | 4 / 4 |
| Advertised built area | 614 m² | 351 m² |
| Advertised plot | 946 m² | 1,037 m² |
Figures are supplied by Balearic Properties. Built area is not necessarily usable internal living space. Prices exclude the buyer’s acquisition costs; these are asking prices, not evidence of completed transactions.
View the El Vila villa, reference PTP41024excl. The agency describes an elevated position with views towards the Bay of Pollensa, exposed beams, sandstone arches, a fireplace and several terraces. Its layout places one bedroom and bathroom on the main living floor, with four further bedrooms below. A private pool and outdoor kitchen form part of the advertised exterior.
We would shortlist this home for a buyer who wants character, guest space and views. The viewing should establish how comfortably the different levels connect and how the approach works with luggage or shopping. Try the terrace at the time of day you would normally use it, and check privacy from neighbouring properties.
Featured photograph: this El Vila listing, supplied by Balearic Properties. It is not an image of the Gotmar property.
View the Gotmar villa, reference PTP40981ETV. Balearic Properties advertises a modern four-bedroom home with an open-plan living area, an internal lift, landscaped terraces and mountain views. The listing describes a 14 × 6 metre infinity pool and markets the property with a holiday-rental licence.
We would shortlist it for buyers prioritising contemporary interiors and a layout to assess for multigenerational visits. An internal lift is useful to investigate, but does not by itself establish step-free access throughout. Ask to see the route from parking to the entrance, bedrooms, terraces and pool, together with maintenance records for the equipment.
The rental-licence statement is the agent’s description. We have not inspected the licence or confirmed its scope, status or implications for a new owner. Do not include forecast rental income in your affordability calculation until your advisers have reviewed the documentation.
The asking-price difference is €1.15 million. That arithmetic is not a valuation of the design, location or condition premium. Ask for floor plans showing how the advertised built area is distributed, then compare the spaces you will actually use. More reported square metres do not automatically mean a more suitable home.
For each viewing, bring the same checklist: bedroom separation, bathroom access, winter comfort, storage, outdoor shade, parking and the route to your preferred local amenities. Request a condition survey and estimates for immediate work. A lower asking price can leave more room in the budget, but only after the actual condition and purchase costs are understood.
Request the title documents and a recent registry extract: the Colegio de Registradores explains the ownership and rights information supplied in a nota simple. Ask an independent lawyer to coordinate the appropriate planning, building and licence checks. Our guides to Mallorca planning checks and reviewing a purchase before paying a deposit set out questions to take to that appointment.
Book the comparison: enquire through the two Balearic Properties listings above, quoting their references, and request current availability, floor plans and cost information. Find property lawyers covering Pollensa before agreeing reservation terms. For a wider starting point, browse Balearic Properties’ Puerto Pollensa portfolio.
Editorial assessment based on the linked advertisements, not a property inspection, survey, valuation or legal approval. Listing details can change after the stated check date.
Sophie Gutenberg is a legal content specialist focused on Spanish property law, real estate transactions, conveyancing, due diligence and tax issues affecting international property buyers in Spain. She works alongside qualified Spanish property lawyers .
Buyer guide | 23 October 2026. If your Ibiza search has narrowed to an apartment around Talamanca or a country home near Santa Gertrudis, the next decision is about how you will use the property. Do you want a base for frequent short stays, or outdoor space for longer visits with family and guests?
This comparison focuses on those two buying briefs. It does not rank one area above the other, and a country house outside a village should not be confused with a home within walking distance of its centre.
Balearic Properties’ Ibiza guide identifies Ibiza Town, Marina Botafoch and Talamanca as locations to explore for apartments and penthouses. For a buyer who values arriving, unpacking and using local amenities, this is a sensible area to investigate. The precise street and building will matter more than the area name.
Walk the actual route from the entrance to the beach, shops and places you expect to use. Repeat it after dark. Check whether bedroom windows face a road, pool, restaurant terrace or service entrance. During a viewing, close the windows and test the cooling system; then open them and listen. A photograph cannot answer those questions.
A shared pool and maintained grounds can reduce the number of tasks you arrange personally, but you still need to budget for community charges. Request recent accounts, meeting minutes and details of planned expenditure. Confirm parking and storage arrangements in the documents rather than assuming every feature in an advertisement belongs to the apartment.
For the country-home brief, explore the surroundings of Santa Gertrudis. Balearic Properties includes this part of the interior in its finca search guidance. The attraction to investigate is the combination of a village base and a home with outdoor space, rather than a promise that every address is secluded or convenient.
A current example of the property type is Balearic Properties reference IBOSER5010BPO, a finca marketed near Santa Gertrudis. The photograph accompanying this article comes from that listing. It illustrates an individual country home, not the appearance or condition of every property in the area. The page was checked on 23 October 2026; ask the agent to confirm availability before arranging a viewing.
Try a normal day from the property: groceries, a meal in the village, a beach visit and the return journey. If you will work remotely, test connectivity in the room you intend to use. Ask who will look after the garden, pool and house between visits, and obtain cost estimates before comparing the annual budget with an apartment.
| Your priority | Start by exploring | Deciding question |
|---|---|---|
| Frequent short visits | Talamanca-area apartments | Can you comfortably manage arrival and everyday errands from this building? |
| Outdoor living and longer stays | Country homes near Santa Gertrudis | Will you use the land enough to justify its upkeep? |
| Family visits across generations | Both, with a layout brief | Are bedrooms, bathrooms and outdoor areas accessible to everyone? |
| Time on the island outside summer | Both, visited in the relevant season | Does the surrounding routine work during the months you will actually be there? |
These are our viewing priorities, not measured rankings or recommendations attributed to an estate agent. An apartment with awkward access may be less convenient than a well-positioned house; a small plot may suit you better than a large estate.
Ask for two written annual budgets. For an apartment, include community charges and proposed works. For a country home, include grounds, pool, security and maintenance arrangements. In both cases, allow for insurance, utilities and applicable property taxes. Keep acquisition costs and an initial repair allowance separate.
For title checks, the official explanation of the nota simple sets out what the register can tell you about the property and registered rights. Have a lawyer review the specific documents before signing. For a finca, commission advice on the buildings, land classification and intended alterations; our rural-property guide for Ibiza helps organise those questions. If rental income is part of your plan, request a separate tourist-rental licence review rather than assuming it from the location.
Arrange a focused viewing trip: ask Balearic Properties for options matching your chosen routine, and consult an Ibiza Town property lawyer or a lawyer covering Santa Eulària. For broader relocation context, see our existing Living in Ibiza guide.
Photograph: Balearic Properties, property reference IBOSER5010BPO. Commercial source and image credit; no rental return or investment performance is promised. General buyer information, not personalised legal advice.
Sophie Gutenberg is a legal content specialist focused on Spanish property law, real estate transactions, conveyancing, due diligence and tax issues affecting international property buyers in Spain. She works alongside qualified Spanish property lawyers .
Published 23 October 2026. A new official release gives overseas buyers a useful starting point for comparing Mallorca and Ibiza. It does not give a price for the villa you are about to view. The practical question is how to turn broad market evidence into a realistic shortlist and an offer supported by comparable homes.
The INE Urban Indicators release of 21 October 2026 reports these average home purchase prices for 2025:
| Municipality | Island | Average price per home |
|---|---|---|
| Calvià | Mallorca | €981,485 |
| Santa Eulària des Riu | Ibiza | €888,800 |
| Sant Josep de sa Talaia | Ibiza | €867,072 |
These are transaction-price indicators, not asking prices or prices per square metre. The municipal comparison covers 432 municipalities with more than 20,000 inhabitants; the release notes unavailable data for the Basque Country and Navarra. It is not a ranking of every Spanish village, island or luxury neighbourhood.
Calvià is one municipality, not Mallorca as a whole. Equally, Santa Eulària and Sant Josep cannot stand in for all Ibiza. A mean is affected by the mix of homes sold. None of these figures establishes the budget required for a particular beachfront apartment or detached villa in October 2026.
Start with the home you need, then compare addresses. A three-bedroom apartment with shared facilities and a detached home with a private pool solve different problems. Comparing their headline prices without allowing for maintenance, usable space and distance from everyday services can produce a misleading shortlist.
Write a buying brief with five fixed criteria: bedroom layout, outdoor space, access requirements, maximum travel time to essential services and total acquisition budget. Ask an agent to return matching options on each island. Keep a separate column for compromises: a steep approach, renovation work, a shared pool or a location that requires a car for every outing.
Balearic Properties’ Mallorca search and its Ibiza portfolio and area guide are useful commercial resources for that exercise. Ask for a tailored shortlist and written confirmation of current asking prices. The properties being advertised today are a different evidence set from homes sold during 2025.
For buyers also considering mainland Spain, Savills España’s Residential Prime Madrid Report, published 14 July 2026, offers a useful contrast. Savills estimates that international purchasers account for 25–30% of transactions in Madrid’s prime areas and distinguishes Prime, High-End and Ultra High-End segments using its own methodology.
The lesson for a buyer is to identify the segment before comparing statistics. Those Madrid findings are not Balearic figures and do not measure this week’s demand. Savills and Balearic Properties are commercial property businesses; their research and listings provide a different perspective from the INE’s official statistics.
For each favourite, request recent evidence for homes of similar type, condition and micro-location. Record whether each comparison is a completed sale, a current advertisement or an agent’s valuation. Do not treat a seller’s reduced asking price as proof of market value.
Keep purchase costs separate from the advertised price. Request a property-specific calculation covering applicable taxes, professional fees, financing and any immediate works. If your funds are in sterling, dollars or another currency, test the budget against a less favourable exchange rate before deciding your maximum offer. Our Balearic property-tax guide is a starting point for the discussion.
The Colegio de Registradores explains that a nota simple identifies the property, registered rights and their limitations. Ask your own lawyer to review the title and charges, and to coordinate the planning and building-document checks relevant to the home. Marketing photographs and a convincing price comparison do not establish legal status.
Next step: send your brief to Balearic Properties, then compare property lawyers in Mallorca or property lawyers in Ibiza before committing a deposit. This is general buyer information, not a valuation or personalised legal advice.
Featured photograph: Balearic Properties office in Mallorca, supplied by Balearic Properties. It is an agency photograph, not a property used to calculate the INE figures.
Sophie Gutenberg is a legal content specialist focused on Spanish property law, real estate transactions, conveyancing, due diligence and tax issues affecting international property buyers in Spain. She works alongside qualified Spanish property lawyers .
Spain property update · 20 October 2026
Short answer: Since 8 October 2026, a seasonal or temporary let of a home in Spain needs a real, provable reason why the tenant is away from their usual home. It must last more than 31 days and, as a rule, no more than 12 months. If it runs longer without justification, or you sign more than two consecutive contracts with the same tenant, the law treats it as an ordinary residential lease from the start. The rules come from Royal Decree-law 29/2026, which still has to be validated by Parliament.
Key facts at a glance
On 6 October 2026 the Council of Ministers approved Royal Decree-law 29/2026 on the social function of housing. It was published in the BOE on 7 October and came into force the next day. It largely repeats Royal Decree-law 26/2026, which Congress rejected on 2 October.
The decree’s preamble explains that Article 3 changes the Urban Leases Act so that:
Article 20 adds that rental adverts must show the property’s registration number where one exists.
Many foreign owners let their Spanish home for part of the year: a winter let in Marbella, a few months in Palma for a visiting professional, or an academic-year let in Málaga. These lets are usually signed as arrendamientos de temporada, which until now had fewer rules than an ordinary residential lease.
Under the new rules, the contract must state why the tenant needs the home temporarily, and you should keep evidence of it, such as an employment letter, study enrolment or medical appointment. A contract that simply calls itself “seasonal” is no longer enough.
The biggest risk is reclassification. If the let is treated as a habitual residential lease, the tenant gains the protections of the Urban Leases Act, including the right to extend the contract for up to five years, or seven if the landlord is a company. For an owner who wants the home back for the summer, that is a serious change.
Validation pending. A royal decree-law must be validated by Congress within 30 days. With the Cortes dissolved for the 29 November election, the vote falls to the Permanent Deputation and was expected in November at the time of writing. The rules apply now, but could lapse if the decree is rejected.
Housing decrees: key dates in autumn 2026
Official dates; validation vote not yet held
Source: BOE, Royal Decree-law 29/2026 (BOE-A-2026-20823), 7 October 2026; Congress vote of 2 October 2026.
| Length of stay | How it is treated | What to check |
|---|---|---|
| 30 nights or fewer | Tourist or short stay | Tourist licence where required; 10% VAT from 1 December 2026 if not your habitual residence. |
| More than 31 days, up to 12 months | Temporary let | A real, documented reason for the stay, stated in the contract; registration number in any advert. |
| Over 12 months without justification | Habitual residential lease from the start | Tenant protections, extensions and rent rules of the Urban Leases Act. |
| Third consecutive contract, same tenant | Habitual residential lease from the first contract | Review renewals before you offer them. |
Also check the regional rules. In the Balearic Islands and Andalusia, letting to tourists needs its own registration, and many flats cannot be let to tourists at all. See our guides to tourist rental licences in Mallorca and community approval for tourist flats.
The Urban Leases Act (Law 29/1994) distinguishes leases for a habitual residence from leases for other uses, which include seasonal lets. Habitual residential leases carry minimum terms and tenant protections. The 2023 Housing Law and the 2026 decrees have narrowed the space for using seasonal contracts in place of ordinary leases.
Royal Decree-law 29/2026 also contains measures on rent increases, contract extensions and tourist lets. We cover these in our guide to Spain’s housing law and the October 2026 decrees and our article on 10% VAT on Balearic tourist lets.
Yes. A let of more than 31 days and up to 12 months is still possible as a temporary let, but the tenant must have a real, provable reason for being away from their usual home, and this should be stated in the contract.
Under Royal Decree-law 29/2026, more than two consecutive contracts between the same parties for the same home turn the arrangement into a habitual residential lease from the first contract.
Yes. They have applied since 8 October 2026. The decree still has to be validated by the Permanent Deputation of Congress, and would lapse if rejected.
No. Stays of 30 nights or fewer are tourist or short stays, with their own licensing rules and, from 1 December 2026, 10% VAT where the home is not the owner’s habitual residence.
Related guides
Letting your home in Spain?
Ask an independent property lawyer to review your seasonal contract before your next tenant signs.
Source and scope: BOE, Royal Decree-law 29/2026 of 6 October (BOE-A-2026-20823), published 7 October 2026, in force 8 October 2026, preamble and Articles 3, 7 and 20; Congress vote on Royal Decree-law 26/2026, 2 October 2026. The quoted requirements are taken from the decree’s official summary; check the consolidated text in the BOE for the exact wording. Information correct at 20 October 2026. General information, not individual legal advice.
Sophie Gutenberg is a legal content specialist focused on Spanish property law, real estate transactions, conveyancing, due diligence and tax issues affecting international property buyers in Spain. She works alongside qualified Spanish property lawyers .
Andalusia property update · 20 October 2026
Short answer: The Junta de Andalucía plans to cut the general rate of transfer tax (ITP) on resale homes from 7% to 6.75% in its 2027 budget. It also plans to raise the price limits for the reduced 6% and 3.5% rates to €200,000. Second-home buyers would only benefit from the general cut. None of this is law yet: the Andalusian Parliament still has to approve the 2027 budget.
Key facts at a glance
On 24 September 2026 the Andalusian finance minister, Carolina España, told a committee of the Andalusian Parliament that the 2027 regional budget would include a cut in transfer tax on homes. The Junta’s official announcement sets out three changes:
The Junta estimates that around 138,000 people will benefit from the general cut next year and about 3,700 from the higher limit for the 6% rate. On 1 October 2026 the President of the Junta also announced in Parliament a 99% inheritance and gift tax relief for a main home passed between siblings, to be included in the same budget.
In mid-October the Ministry published the draft text of the budget law for public comment. The Government has said it will send the bill to Parliament in the coming weeks.
ITP is the tax you pay when you buy a resale home in Spain. In Andalusia it is set by the regional government. The planned cut matters differently depending on how you will use the home.
Most homes bought by non-residents on the Costa del Sol are second homes, so the general cut is the change most likely to affect them. On a €500,000 resale villa in Marbella, the difference between 7% and 6.75% would be €1,250.
Andalusia ITP rates on resale homes: now and proposed for 2027
Rate of transfer tax, % of price
Source: Junta de Andalucía, announcement of 24 September 2026. Proposed rates depend on approval of the 2027 budget law.
| Example | At 7% | At 6.75% (proposed) | Difference |
|---|---|---|---|
| €300,000 resale apartment, second home | €21,000 | €20,250 | €750 |
| €500,000 resale villa, second home | €35,000 | €33,750 | €1,250 |
| €1,000,000 resale villa, second home | €70,000 | €67,500 | €2,500 |
Our own arithmetic on the tax base equal to the price. The taxable value can be higher if the Cadastre’s reference value is above the price; see our guide to the valor de referencia.
Before signing, check:
ITP is a state tax whose rates on property transfers are set by each region. Andalusia’s current rules are in its consolidated law on transferred taxes. The Junta cut the old 8%, 9% and 10% bands to a single 7% rate in 2021, and is now proposing the first cut to that 7%.
The changes are being made through the annual budget law. Last year’s budget, Law 8/2025 of 22 December, was published in the BOJA on 31 December 2025. If the 2027 law follows a similar timetable, the new rates would apply from 1 January 2027, but that is not confirmed until the law is published. A general election is being held in Spain on 29 November 2026. The Junta has said it will keep to its budget plans.
No. It was announced on 24 September 2026 for inclusion in the 2027 budget. It applies only once the Andalusian Parliament approves the budget law and it is published in the BOJA.
Yes, if the budget is approved. The general rate applies to resale homes whatever the buyer’s residence. The reduced 6% and 3.5% rates are for main homes and specific groups.
No. A new home bought from a developer pays VAT and stamp duty, not ITP.
That depends on the saving, the risk of losing the property and the terms of your contract. On a €300,000 second home, the proposed cut is worth €750. Get advice before changing a signed timetable.
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An independent property lawyer can check your tax position, the reference value and the completion date before you sign.
Source and scope: Junta de Andalucía, announcement of the 2027 housing tax cuts (24 September 2026); statement by the President of the Junta in Parliament on the sibling inheritance relief (1 October 2026, as reported); publication of the draft 2027 budget text (mid-October 2026, as reported); BOJA, Law 8/2025 of 22 December. Worked examples are our own calculations. Information correct at 20 October 2026. General information, not individual legal advice.
Sophie Gutenberg is a legal content specialist focused on Spanish property law, real estate transactions, conveyancing, due diligence and tax issues affecting international property buyers in Spain. She works alongside qualified Spanish property lawyers .
Mallorca property update · 20 October 2026
Short answer: Mallorca is close to capping the number of vehicles that can come onto the island without paying tax there. Under the bill approved by the Consell de Mallorca, a non-resident who owns a home on the island could bring one vehicle per property, provided that vehicle is taxed at that home. The law is still going through the Balearic Parliament and the cap, fee and start date have not been set.
Key facts at a glance
On 5 June 2026 the Consell de Mallorca approved, in an extraordinary plenary session, a bill to regulate the number of vehicles entering the island. The council reported 28 votes in favour and 5 abstentions. Because island councils cannot pass laws themselves, the text was sent to the Parliament of the Balearic Islands, which has to approve it.
According to the Consell de Mallorca’s official announcement, the bill has six titles and includes:
The ceiling itself is not in the bill. It will be set by a carrying-capacity study and approved by the council plenary each year or every two years. Ibiza and Formentera already have similar systems, which the Consell has cited as precedents.
In September 2026 the Balearic Parliament voted to take the bill into consideration and process it urgently. In mid-October, local press reported that the Partido Popular had registered amendments, including an exemption for Balearic residents travelling between islands and a register of foreign-plated vehicles. Those amendments are proposals and have not been voted on.
Residents of Mallorca are exempt, provided their vehicles are fiscally domiciled in a Mallorcan municipality. For owners who live elsewhere, the official summary uses this wording: vehicles belonging to “individuals not resident on the island who own a home in Mallorca” are exempt, limited to one vehicle per property and on condition that it is fiscally domiciled at that home.
In practice, “fiscally domiciled” points to the car paying the municipal vehicle tax (IVTM) at the Mallorca address. That normally means a vehicle registered in Spain. If you currently bring a foreign-plated car over each summer, check how the final text treats it before you plan for 2027. For the rules on bringing and registering a car in Spain, see our guide to importing goods and vehicles.
The exemption is per property, not per person. A couple who own one villa would have one exempt vehicle under the text as approved by the Consell. A second car, or a car brought by visiting family, would fall under the general cap and fee.
Not yet law. The rules described here are those of the bill as approved by the Consell de Mallorca. Parliament can change any of it, including the owner exemption. Nothing applies until the law is published in the BOIB and the Consell has approved the ceiling and the fee.
| Situation | What to check |
|---|---|
| You own a home and bring your car each year | Whether the car is, or can be, registered in Spain and taxed at your Mallorca address. |
| You are buying a home in Mallorca | That the title deed is in your name. The exemption is linked to ownership, so a home held by a company may be treated differently. |
| You own more than one home | The text refers to one vehicle per property; confirm how this works in the final law. |
| You let your home to tourists | Guests arriving by ferry with their own car would fall under the general cap and fee. |
The Consell’s carrying-capacity study, published on 23 October 2024, found that passenger vehicles arriving by ferry rose from 156,413 in 2017 to 324,623 in 2023, an increase of 108%. A further 55,005 freight vehicles arrived in 2023. The study put the ideal ceiling for vehicles on the island at 834,263, against 956,660 in the peak August week of 2023.
Vehicles arriving in Mallorca by ferry
Number of vehicles per year
Source: Consell de Mallorca, carrying-capacity study on vehicles, published 23 October 2024.
The Balearic island councils have powers over island roads and transport, but a limit of this kind needs a law passed by the Balearic Parliament. The Consell proposed the bill; Parliament debates it, can amend it and votes the final text, which is then published in the Official Gazette of the Balearic Islands (BOIB). The ceiling and the fee are left to later decisions of the Consell, so the law alone will not tell owners how many vehicles may enter or what the fee will be.
The rule does not affect your right to buy, own or use your home. It concerns vehicles entering the island.
Under the bill approved by the Consell de Mallorca, a non-resident who owns a home on the island could bring one vehicle per property without falling under the cap, if that vehicle is fiscally domiciled at the home. Parliament has not yet approved the final text.
The stated aim is the 2027 season. No date is fixed: the law must be approved by the Balearic Parliament and published in the BOIB, and the Consell must then approve the ceiling and the fee.
The amount has not been set. The Consell will fix it in a tax ordinance approved by its plenary. Figures in the press are estimates, not official amounts.
The Consell’s announcement gives fines of €300 to €30,000 and allows vehicles that enter without authorisation to be immobilised.
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Find an independent property lawyer on the island who can check the deed, the vehicle rules and the rental position before you commit.
Source and scope: Consell de Mallorca, announcement of the plenary approval of the Llei de regulació d’afluència de vehicles a Mallorca (5 June 2026) and carrying-capacity study on vehicles (23 October 2024). Parliamentary steps and October 2026 amendments as reported by Balearic press; check the Parliament of the Balearic Islands for the final text. Information correct at 20 October 2026. General information, not individual legal advice.
Sophie Gutenberg is a legal content specialist focused on Spanish property law, real estate transactions, conveyancing, due diligence and tax issues affecting international property buyers in Spain. She works alongside qualified Spanish property lawyers .
Spain property update · 18 October 2026
Short answer: Since 3 April 2025, anyone who wants to run a tourist let in a flat governed by Spain’s Horizontal Property Act needs the express prior approval of the community of owners, voted by a three-fifths majority. Owners already operating lawfully before that date are protected by a transitional rule, but a 2026 decision of Spain’s registry authority confirms that protection does not pass to a buyer who completes after 3 April 2025.
Key facts at a glance
Organic Law 1/2025 of 2 January, mainly a justice-efficiency reform, amended the Horizontal Property Act. New Article 7.3 says an owner who wants to carry on the tourist-rental activity must first obtain the express approval of the community of owners. If there is no approval, the community can require the activity to stop.
Article 17.12 sets the majority: three-fifths of all owners, representing three-fifths of the participation quotas, to approve, limit, condition or prohibit tourist lets. The same majority can set special charges or increase the flat’s share of common expenses, by no more than 20%. These agreements have no retroactive effect.
Votes needed in a Spanish community of owners
Minimum share of all owners (and of participation quotas) required, by type of decision
Source: Ley 49/1960 de Propiedad Horizontal, Articles 17.6, 17.7 and 17.12, consolidated text (BOE), checked 18 October 2026.
In text form: changes to the title or statutes not covered elsewhere need unanimity; tourist-let agreements need three-fifths of owners and quotas; other ordinary agreements need a majority of owners and quotas.
The reform protects owners who were already running a registered tourist let before 3 April 2025: they may continue under the conditions of their tourism registration. The question for buyers is whether that protection travels with the flat.
A resolution of the Dirección General de Seguridad Jurídica y Fe Pública of 19 March 2026 (published in the BOE on 9 July 2026) answered no. A company bought a flat in Santa Pola with a Valencian tourist licence granted in 2023. The deed was signed on 7 April 2025. The registrar refused a short-term rental registration number because the community had not approved tourist use.
The Directorate-General held that ownership passed on signing the deed, not when the price was paid, so the buyer acquired after 3 April 2025. The transitional rule protects the owner who was already operating, not a new owner. Community approval was therefore required. It also treated the tourist licence as linked to the property, so a change of holder did not have to be proved to obtain the number.
Important context. On 19 May 2026 the Supreme Court annulled the national single registration procedure created by Royal Decree 1312/2024, on which this case arose (Poder Judicial). The community-approval rule is in the Horizontal Property Act and is not affected by that ruling. A Directorate-General resolution is not a court judgment, but it shows how the registry authority reads the rule.
| Check | What to ask for |
|---|---|
| Community approval | Minutes of a meeting approving tourist use by three-fifths of owners and quotas. |
| Registered statutes | A nota simple showing any registered ban or limit on tourist use. |
| Regional licence | Licence number checked on the regional register (ETV in the Balearics, VFT in Andalusia). |
| Community charges | Certificate of fees, including any surcharge of up to 20% for tourist flats. |
| Pending meetings | Any agenda item to limit or prohibit tourist lets. |
| Contract protection | A condition in the deposit contract linking completion to approval being in place. |
Three layers apply to a tourist flat: the community of owners (national Horizontal Property Act), the regional tourist licence (for example Balearic or Andalusian tourism law) and municipal planning, which may restrict tourist use in some zones. Each must be satisfied separately. Agreements under Article 17.12 cannot be applied retroactively against an owner already operating lawfully, but a new buyer is treated differently, as the 2026 resolution shows.
Not on its own. If you complete after 3 April 2025, you also need community approval to run the activity, according to the 2026 Directorate-General resolution.
Three-fifths of all owners, who must also represent three-fifths of the participation quotas.
Yes. By the same majority it can set special charges or raise the flat’s share of common expenses, by no more than 20%.
It applies to properties under the Horizontal Property Act, such as flats and homes on shared developments. A standalone villa outside any community is not covered, but regional and planning rules still apply.
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An independent property lawyer can check community approval, licence and planning before you pay a deposit.
Source and scope: Ley 49/1960 de Propiedad Horizontal, Articles 7.3, 17.6, 17.7 and 17.12, as amended by Organic Law 1/2025 of 2 January (in force 3 April 2025), BOE consolidated text; Resolution of the Dirección General de Seguridad Jurídica y Fe Pública of 19 March 2026 (BOE-A-2026-14977, 9 July 2026); Supreme Court judgment 620/2026 of 19 May 2026 on Royal Decree 1312/2024. Checked on 18 October 2026. General information, not individual legal advice.
Sophie Gutenberg is a legal content specialist focused on Spanish property law, real estate transactions, conveyancing, due diligence and tax issues affecting international property buyers in Spain. She works alongside qualified Spanish property lawyers .