Finding the right real estate agency in Andorra can make the difference between a successful purchase and months of frustration. With a real estate market that has grown by 11.14% in 2024 according to data from Idealista, and more agencies operating in the Principality, knowing what to look for and what to ask is essential.
In this guide we explain how real estate agencies in Andorra work, what services they offer, how much they charge and what criteria to use to choose the one that best suits your needs. With more than 20 years of experience in the sector, we share everything we have learned about the Andorran market.
Table of contents
- How the real estate market works in Andorra
- What services does a real estate agency offer in Andorra?
- Types of real estate agencies in the Andorran market
- Areas of specialization by agency
- Usual fees and costs
- What to ask before hiring
- Common mistakes when choosing real estate
- Frequently asked questions
- Conclusion
How the real estate market works in Andorra
The Andorra real estate market has unique characteristics that differentiate it from Spain or France. With
barely 468 km² and a population of 80,000 inhabitants, the supply of properties is limited, which keeps
stable prices and high demand.
Characteristics of the Andorran market
The Principality of Andorra is divided into seven parishes, each with its own personality and rank of
prices. The majority of transactions are concentrated in Andorra la Vella and Escaldes-Engordany, which
They represent approximately 60% of the market.
Unlike other countries, in Andorra there is no centralized MLS (Multiple Listing Service), which
It means that each real estate agency works with its own portfolio of properties. This makes especially
It is important to choose an agency with access to the properties you are interested in.
Market volume
According to data from Idealista, in December 2024 the average housing price reached €4,898/m², an increase of 11.14% compared to 2023. The accumulated increase since 2019 is 47.2%, and in October 2024 a historical maximum of €5,400/m² was recorded according to the study by Professor Luis Alberto Fabra.
What services does a real estate agency offer in Andorra?
Real estate agencies in Andorra offer services that go far beyond showing properties. Given that
many buyers are foreigners, agencies usually offer a comprehensive service that includes aspects
legal and administrative.
Basic services
Every professional real estate agency in Andorra must offer:
Property search:Access to your property portfolio, organization of visits and negotiation with
sellers. Agencies with the largest portfolio usually have between 30 and 100 active properties.
Property valuation:Professional appraisal based on current market, recent comparables and
specific characteristics of the property.
Document management:Preparation of deposit contracts, coordination with notary and verification of charges or
debts on property.
Accompaniment in the signing:Presence at the signing before a notary, explanation of documents and resolution of
last minute doubts.
Premium services
Higher level real estate agencies add additional services:
Tax advice:Guidance on sales taxes (ITP of 4%), structuring of the operation and
tax planning for non-residents.
Residence management:Help with the process of obtaining active or passive residence, a requirement for
many foreign buyers.
After-sales service:Supply management, recommendation of professionals for renovations and monitoring
during the first months.
Rental management:For investors, some agencies offer comprehensive rental management with search
of tenants, rent collection and maintenance.
See available properties in Andorra →
Types of real estate agencies in the Andorran market
Not all real estate agencies in Andorra are the same. Depending on your needs, you may be better off with a
type or another.
Boutique real estate
They are small agencies, generally with less than 10 employees, that offer a very
personalized. They tend to specialize in high-end properties or specific areas.
Advantages:
- Direct dealings with the owner or director
- Deep knowledge of your niche
- Greater flexibility in negotiations
- More personalized attention
Disadvantages:
- More limited property portfolio
- Lower operational capacity
- May not cover all parishes
Ideal for: Premium property buyers who value personal treatment and are not in a hurry.
General real estate agencies
Larger agencies with teams of 15-30 people that cover the entire Andorran territory and all
the price segments.
Advantages:
- Large portfolio of properties
- Coverage in all parishes
- Specialized teams by type of property
- Greater negotiation capacity
Disadvantages:
- Less personal treatment
- Agent rotation
- More standardized processes
Ideal for:Buyers who want to see many options and compare different areas.
International real estate
Franchises or networks with a presence in several countries that operate in Andorra, such as Engel & Völkers or some
luxury brands.
Advantages:
- International service standards
- Network of contacts for foreign buyers
- International property marketing
- Very professional processes
Disadvantages:
- Generally higher commissions
- Less knowledge of the local market
- Focus on high value properties
Ideal for:International buyers looking for luxury properties and value a recognized brand.
Areas of specialization by agency
Each parish in Andorra has its own market dynamics. Choose a real estate agency with experience in
Your area of interest is essential.
Andorra la Vella
The capital concentrates the largest volume of transactions. Almost all real estate agencies operate here.
of the country. The average price per square meter is around €5,872 – €6,199 according to Idealista and Indomio (2024-2025).
What to look for:Agencies with a physical office in the capital and a large portfolio of apartments in the center.
See available properties in Andorra →
Escaldes-Engordany
Considered the premium area of Andorra, with high-end properties near Caldea and the center
commercial. Average prices of €5,689 – €7,135/m² according to Idealista and Indomio.
What to look for:Real estate agencies specialized in luxury properties with experience in high-end new construction.
See available properties in Escaldes-Engordany →
La Massana
Parish more oriented towards families and nature lovers, with direct access to Vallnord. More affordable prices, around €4,221/m² according to Idealista.
What to look for:Agencies with knowledge of the chalet and single-family property market.
See available properties in La Massana →
Canillo and Encamp
Areas near Grandvalira, popular with skiers and vacation rental investors. Good relationship
quality-price
What to look for:Real estate agencies with experience in tourist rental management.
See available properties in Canillo →
See available properties in Encamp →
Ordino and Sant Julià de Lòria
Quieter and more traditional parishes, ideal for those seeking privacy. Sant Julià has the advantage of
its proximity to Spain.
See available properties in Ordino →
See available properties in Sant Julià de Lòria →
What to look for:Local agencies with roots in these communities.
Usual fees and costs
Understanding the commission structure will help you negotiate better and avoid surprises.
Standard commission
In Andorra, the usual real estate commission is 3% to 5% of the sale price. This commission is paid
usually the seller, although it may vary depending on the agreement.
| Sale price | Commission 3% | Commission 5% |
| €300,000 | €9,000 | €15,000 |
| €500,000 | €15,000 | €25,000 |
| €800,000 | €24,000 | €40,000 |
| €1,000,000 | €30,000 | €50,000 |
Additional expenses to consider
In addition to the real estate commission, the buyer must consider:
Property Transfer Tax (ITP):4% on the purchase value. It is the main fiscal expense.
Notary:Between 0.1% and 0.3% of the price, depending on the complexity of the operation.
Property registration:Approximately 0.1% of the value.
Management (optional):€500-€1,500 if you hire additional management.
Approximate total expenses:4.5% – 5% of the purchase price.
ITP exemption for residents (new April 2025)
If you are a resident of Andorra and buy your first habitual residence for a value of up to €600,000, you may be exempt from the ITP (savings of up to €24,000).
Requirements:
- First home owned
- Destination: habitual and permanent residence
- Keep it for at least 4 years
- Income below the established threshold
Source: Law 5/2025, art. 81
Additional costs for foreigners (from February 2024)
If you are a foreigner or a resident who does not prove at least 3 years of effective residence in Andorra during the last 10 years, you must add the Tax on Foreign Real Estate Investment (Law 3/2024):
| Acquisition type | Tax rate |
| 1st home (flat, apartment or single-family) | 3% |
| 2nd home | 5% |
| Real estate promotions | 10% |
Purchase limit (from April 2025):
Foreign investors can only purchase a maximum of 2 homes (or 1 single-family home). The higher sections only apply to real estate developments.
Example:For a purchase of €500,000, a foreigner would pay an additional €15,000 (3%) for this tax alone. Actual total for foreigners: Approximately 7.5% – 8% of the purchase price.
Purchase limits for foreigners (from April 2025):Foreign investors can only acquire:
– Maximum 2 flats/apartments (with up to 3 parking spaces and 3 storage rooms each), OR
– 1 single-family home or plot to build it
Prohibitions:Foreign investors CANNOT purchase properties for tourist/vacation use or for speculative resale.
Exception:There is no limit if the investment is used to rent a primary residence at an affordable price for at least 10 years.
Bonus: There is a 90% bonus if the property is used as a primary rental for a minimum of 10 years. IMPORTANT: Since the Omnibus Law 2025, this bonus ONLY applies if the rental is at an affordable price (regulated by regulations). Renting at market rate NO longer entitles you to this bonus.
Source: Law 3/2024, Andorra Solutions, Advantia
Can the commission be negotiated?
Yes, especially in:
- High value properties (>€800,000)
- Quick operations where the seller has urgency
- Clients who buy multiple properties
- When the buyer and seller use the same agency
What to ask before hiring
Before committing to a real estate agency, make sure you get clear answers to these questions:
About the agency
- .How many years have they been operating in Andorra?Local experience is crucial. Look for agencies with at least 5 years in the Andorran market.
- How many properties do you currently have in your portfolio?An active agency should have between 30 and
100 properties. Less may indicate little activity; more may mean that not everyone receives
attention. - Do you have exclusive properties?Exclusives usually indicate a relationship of trust with the
owners and access to properties that you will not find in other agencies. - Who will be my assigned agent?Knowing your direct interlocutor and their experience is important
to establish good communication.
About the process
- What is your search process like?A good agency should do a needs analysis before showing random properties.
- What verifications do they do on the properties?They must confirm charges, community debts,
legal situation and real state of the property. - Do you offer tax advisory services?Especially important for foreigners who need
understand the tax implications. - Do you help with the residency process?If you come from outside Andorra, this service can save you a lot of time and trouble.
About the new legislation (important from 2024)
Do you know the foreign investment tax? They must explain the scale of 3-10% and the purchase limits (maximum 2 homes) if you are a foreign investor.
Are you updated on the Omnibus Law 2025? From April 2025 there are important changes:
- Limit of 2 maximum homes for foreign investors
- Prohibition of purchase for tourist/vacation use
- New definition of “foreign investor” (3 years in the last 10)
- ITP exemption for residents' first home up to €600,000
About costs
- What is your commission and who pays it?Clarifying it from the beginning avoids misunderstandings.
- Is there any additional cost for your services?Some agencies charge for extra services such as
translations or specific procedures.
Common mistakes when choosing real estate
After two decades in the sector, we have seen these mistakes repeated over and over again:
Mistake 1: Choosing only by price
Hiring the cheapest real estate agency can be expensive. An agency that charges less can dedicate less
resources to your search, have less experience in negotiation or not offer essential services such as
legal verification.
Solution:Evaluate the total value of the service, not just the commission.
Mistake 2: Not checking the specialization
A real estate agency that is an expert in central apartments may not be the best option if you are looking for a villa on the outskirts. He
Andorran market has many niches.
Solution:Ask specifically about their experience in the type of property and area you are interested in.
Mistake 3: Working with too many agencies at once
Although it seems logical to expand options, working with 5 or 6 real estate agencies simultaneously is usually
counterproductive. You receive duplicate information, you lose negotiating power and no agency gives you
priority.
Solution:Select 2-3 agencies maximum and establish a relationship of trust with them.
Mistake 4: Not asking for references
The opinions of other buyers are the best way to evaluate a real estate agency. A professional agency
You will have no problem providing contacts from previous clients.
Solution:Ask for at least 2-3 references and contact them before committing.
Mistake 5: Ignore communication
If a real estate agency takes days to respond to emails or does not answer calls during the initial process, imagine
what it will be like when problems arise during the purchase.
Solution:Evaluate the response capacity from the first contact.
Frequently asked questions
Is it mandatory to use a real estate agent to buy in Andorra?
It is not legally required, but it is highly recommended. The Andorran market has particularities
(language, residency regulations, tax system) that make it very difficult to navigate without professional help,
especially for foreign buyers.
How much does a real estate agency charge in Andorra?
The standard commission ranges from 3% to 5% of the sales price. It is normally paid by the seller, although this can be negotiated. For a €500,000 property, this represents between €15,000 and €25,000. Important: In addition to the commission, foreign buyers must consider the foreign investment tax (3-10% additional according to Law 3/2024), which raises the total purchase costs to 7-8% of the price.
How do I know if a real estate agency is trustworthy?
Check their age in the market (minimum 5 years), ask for references from previous clients, check that
They have a physical office in Andorra and make sure they are registered as a company in the Principality. The
Google reviews can also give useful clues.
Can you help me with residency?
Full-service real estate agencies typically offer residency advice, although the process itself
It must be done through authorized agencies. Ask if they have agreements with trusted agencies.
What is the foreign investment tax?
Since February 2024 (Law 3/2024, modified by Omnibus Law 2025), foreign investors must pay an additional tax:
- Who pays it: Foreigners and residents who do not prove 3 years of effective residence in Andorra during the last 10 years.
- How much: 3% for the first home, 5% for the second, 10% for promotions.
- Purchase limit: From April 2025, maximum 2 homes (or 1 single-family).
- Total cost for foreigners: Approximately 7-8% of the purchase price.
- 90% Bonus: Only if it is used for rental at an affordable price for at least 10 years.
Source: Law 3/2024, Law 5/2025, Government of Andorra
What happens if the property I am interested in is in another real estate agency?
In Andorra it is common for real estate agencies to collaborate with each other. Your agency can contact the other to
organize a visit. The commission is divided between both, at no additional cost to you.
Conclusion
Choosing the right real estate agency in Andorra is a decision that will directly impact your real estate experience.
buys. Don't get carried away just by the commissions or the number of properties on their website. Evaluate your
local experience, its specialization in your area of interest and its ability to offer a comprehensive service.
The most important thing is to feel trust with your agent and have the confidence that they are working for your needs.
interests. A good real estate agency not only shows you properties: it guides you throughout the entire process, anticipates
problems and helps you make the best decision.
Are you looking for properties in Andorra?
At Versus Andorra we have been helping clients find their ideal property for more than 20 years. we know
every parish, every street and every market opportunity.
See all available properties →
Talk to an advisor →
Sources consulted
– Idealista: idealista.com/news (prices and market evolution)
– Indomio: indomio.es/mercado-inmobiliario/andorra (prices updated 2025)
– Summit Advisors: summitadvisors.ad (ITP and IGI taxes)
– Andorra Solutions: andorra-solutions.com (Law 3/2024, foreign investment tax)
– Advantia: advantia.ad (Omnibus Law 2025) – Govern d’Andorra: govern.ad (official legislation)
– Luis Alberto Fabra: Study October 2024 (historical maximum prices)
Legal notice:This article is for informational purposes only and does not constitute legal, tax or financial advice. Price data is indicative and may vary. Andorran legislation is subject to frequent changes. We recommend consulting with specialized professionals before making real estate investment decisions in Andorra. Last update: December 2025
Last updated: 9 December 2025
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