Buying a home in Andorra: practical guide 2026

Buying a home in Andorra is not complicated, but it requires making the right decisions from the first moment. Most problems arise when you start searching without having clearly defined your objective, the real budget or your minimum criteria.

This guide is designed for those who are already clear that they want to buy and are looking to do so safely, without paying more or getting surprises after signing.

Before looking at apartments: clarify what you are looking for

Are you buying to live, invest or as a second home?

Buying to live all year is not the same as buying as a property investment or second home. This decision conditions everything:

ideal area: the center for daily services, the mountain for disconnection
Property type: practical apartment vs. chalet with garden
Acceptable spending level: community, maintenance, supplies
Revaluation potential: consolidated areas vs. in development

Defining it from the beginning saves you from wasting weeks visitingproperties in Andorrathat will never fit you.

“Real” budget: price + expenses + margin

One of the most frequent mistakes when buying a home in Andorra is thinking only about the price of the property. Serious mistake.

The correct approach includes:

Purchase price(what you see in the ad)
Associated expenses(taxes, notary, registry, agency)
Margin of safetyfor adjustments or unforeseen events

According to data fromGovernment of Andorra, purchase and sale expenses can represent between 4% and 6% of the total value in second-hand housing, and somewhat less in new construction. Working with this approach allows you to filter from the beginning the properties that are really viable for you.

Choose area without wasting weeks

Andorra la Vella, Escaldes, La Massana… how to choose according to your daily life

Each parish responds to a different lifestyle. There is no "the best area", but the best areafor you.

Some practical examples:

Urban life, services and proximity: Andorra la Vella or Escaldes-Engordany put everything at your fingertips (shops, schools, medical centers)
More calm and space: La Massana or Ordino offer homes with more meters and natural environments
Proximity to ski slopes: Canillo or Encamp if you are one of those who live for the mountains

Explorethe 7 parishes of AndorraWith judgment it helps you understand which area best fits your lifestyle. HeGovernment statistical portalIt also publishes updated data on average prices by parish.

Center vs mountain: what you gain and what you give up

Living in the center implies daily comfort: walking almost anywhere, having immediate services, avoiding dependence on the car. Higher areas usually offer more square meters, better views and greater tranquility.

The key is to understand what you value most in your real daily life, not in the ad photo that looks like it came from a postcard.

Type of home: which one fits you (and which one doesn't)

Apartment, penthouse, duplex or chalet: practical differences

Not all types are experienced the same:

a flatprioritizes practicality: less maintenance, shared expenses, more central locations
an atticprovides natural light, terraces and greater privacy (although with higher community fees)
a chaletoffers space, independence and own garden (but also full maintenance responsibility)

Calmly analyzing the real options helps you make coherent decisions. You can start exploringapartments and flats in Andorra,available penthouses,semi-detached houseseitherchalets for saleaccording to your preference.

What usually makes it more expensive (or cheaper) without being seen in photos

Aspects such as south orientation (more natural light and lower heating costs), condition of the building,energy efficiency certificateor community fees do not always appear in the advertisement, but they directly impact the total cost of ownership.

Step by step: what a purchase in Andorra usually looks like

Search and preselection

Good initial filtering avoids unproductive visits. Work with aspecialized local real estateIt allows you to access already validated properties, adjusted to your budget and real objectives.

Visits: what to review yes or yes

During the visit it is worth checking:

Natural light and orientation: is the sun coming in? at what time?
Real state of the property: dampness, cracks, old installations
Access, parking and storage room: especially in snowy mountain areas
Environment and services: real proximity to supermarkets, schools, transportation

Don't just trust the photos. The vast majority are made with wide angle and editing.

Reservation and signal

Everything agreed upon must be in writing: final price, deadlines, inventory included, conditions. Here most subsequent conflicts are avoided. Awell-drafted deposit contractprotects both parties.

Signature and delivery

Before signing before a notary, review documentation, registered supplies and final status of the property with a clear checklist. Once signed, there is no turning back.

Times: how long a purchase really takes

Typical timeline

In a smooth operation, the entire process can be resolved in6 to 10 weeksfrom reservation to delivery of keys.

What usually delays an operation

Incomplete documentation: of the seller or the buyer
Financing not pre-approved: waiting for a response from the bank adds weeks
Initial Blur: change criteria mid-process

Anticipating these points considerably speeds up the entire process.

Costs: what you pay in addition to the price

Usual purchase and sale expenses

In addition to the price of the property, consider:

indirect tax(ITP on second hand, VAT on new construction)
Notary and registration
Management

These costs vary depending on the type of home and the profile of the buyer. In Andorra, the ITP is 4% of the transmission value.

Subsequent expenses

Once purchased, the home generates recurring expenses:

Community of owners(if it is a flat or semi-detached)
Supplies(electricity, water, internet)
Maintenance(especially in chalets)
Insurance(home, civil liability)

According to theBank of Spain, these expenses can represent between 1% and 3% annually of the value of the home.

The "mattress" that almost no one calculates

Reserve an additional 5-10% of the total budget gives you peace of mind and avoids unnecessary financial stress in the event of unforeseen events.

Documentation and checklist

Property documents

It is essential to review:

Simple registration noteupdated
Cargo certificate
Certificate of habitability
Energy certificate
Community Statutes(if applicable)

Buyer documentation

Having your financial and personal information prepared significantly speeds up the process:

Valid DNI or NIE
Proof of income
Bank pre-approval (if financing available)

Warning signs

Any documentary inconsistency, unjustified haste on the part of the seller, or pressure to close without review deserves a pause and consultation with your advisor.

What is a "good purchase" in Andorra

Orientation, light and comfort

These factors directly influence your daily quality of life and future resale value. A home facing south, with good views and without humidity will always be easier to sell.

Parking and storage room

In Andorra, where it snows several months a year, having covered parking makes a huge difference in comfort. The storage room, although it seems secondary, adds real value.

Energy efficiency and qualities

Increasingly relevant both for living (less spending on heating) and for selling in the future. According to theEuropean Union, efficient buildings revalue better in the medium term.

Typical mistakes when buying

Buy in a hurry

Emotional or hasty decisions tend to be expensive. Take time to compare, review and think calmly.

Compare by price only

The total cost of ownership includes purchase, maintenance, community and supply costs. A cheaper home can end up being more expensive if it has structural problems or high expenses.

Do not define non-negotiable minimums

Without clear criteria from the beginning, any home "seems valid" and you end up visiting dozens of apartments without moving forward.

Frequently asked questions

If you buy as a Spanish person, what should you keep in mind?

Planning the documentation well (Andorran NIE if you are going to reside) and taxation from the beginning greatly facilitates the operation. Andorra has agreements with Spain to avoid double taxation.

New construction or second hand?

It depends on your use, budget and time horizon:

new construction: greater energy efficiency, guarantees, less initial maintenance
Second hand: more established locations, negotiable price, immediate delivery

What areas fit best according to profile?

The right choice is always part of your real lifestyle:

Families with children → proximity to schools (Andorra la Vella, Escaldes)
Young professionals → urban center with services
Ski lovers → Canillo, Encamp, proximity to Grandvalira

Next steps

If you are clear about your budget, the area you are interested in and the type of home you are looking for, we can help you filter options that really fit you, avoiding unnecessary visits.

You can explore directly:

EITHERcontact us directlyfor a no-obligation conversation where we review your specific case together.

Last updated: 9 February 2026

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