Anyone considering investing in real estate in Andorra usually arrives with the same question: is it really worth it?
The answer is not universal. It depends on the type of investor, the property and the area. Here we bring the decision down to numbers and real use, without promising magical returns.
Before talking about numbers: what type of investor are you?
Stability vs maximizing profitability
- Conservative profile: look for quick rental, low tenant turnover and minimal scares
- Most active profile: accepts greater risk in exchange for higher profitability
Defining this radically changes what to buy and where to buy it.
Horizon: short, medium or long term
- Short term (1-3 years): priority liquidity and ease of exit
- Medium term (3-7 years): balance between monthly income and revaluation
- Long term (7+ years): conservation of value and constant demand
According to theBank of Spain, real estate investors with a long horizon obtain better risk-adjusted results.
Which properties rent the fastest in Andorra (and why)
Typologies with constant demand
In practice, they are best rented:
- 1-2 bedroom apartmentswell distributed
- Homes with parking included(almost essential)
- Efficient propertiesand in good condition
That is why it is advisable to filter from the beginningapartments designed for investment in Andorraand discard typologies that slow down the exit.
What speeds up a rental
- Functional layout without unnecessary hallways
- Abundant natural light (south facing)
- Status "enter to live" without pending works
- Key amenities: parking, storage room, built-in wardrobes
What stops a rental
- Price misaligned with the area
- High community expenses (>€150/month)
- Impractical or outdated distributions
How to calculate profitability (ROI) without deceiving yourself
Realistic formula
ROI = (annual income – annual expenses) / total investment
The key is not to leave expenses out of the equation.
Example with real numbers
- Purchase price + expenses: €450,000
- Monthly rent: €1,800 →Annual income: €21,600
- Bills(community, maintenance, estimated vacancy): €3,600
- Approximate gross ROI: (21,600 – 3,600) / 450,000 =4%
This example reflects a conservative but realistic profitability in central areas of Andorra.
Common errors in calculation
- Count only income without subtracting expenses
- Ignore vacancy periods (minimum 1 month/year)
- Not providing for maintenance and repairs
Expenses that usually eat into profitability
Community and maintenance
In Andorra there are very well managed communities... and others not so much. Reviewing minutes from the last 3 years and budgets is essential.
Average community expenditure in central buildings: €100-200/month.
Reforms
A renovation adds value only if it improves what the tenant values: thermal comfort, energy efficiency, practical distribution.
Changing floors for aesthetics rarely pays off in rent.
Vacancy and turnover
Better to estimate with a margin than to assume perfect occupancy. One month of annual vacancy (8.3%) is a conservative estimate.
According to data fromNational Statistics Institute, the average vacancy rate in stable markets is around 5-10%.
Areas with the best demand/price balance (depending on tenant)
Professional profile / urban life
Look for proximity to services and transportation. Andorra la Vella and Escaldes-Engordany concentrate constant demand throughout the year.
You can analyzeproperties in urban areas of Andorrawith high rental turnover to see which typologies work best.
Family profile
Value space, calm and daily logistics (schools, supermarkets). La Massana and residential areas of Escaldes work well.
They demandsemi-detached housesor spacious apartments with 3 bedrooms.
Mountain / seasons profile
The key here is not to overpay for views and prioritize comfortable access, covered parking and good isolation.
Canillo and Encamp have demand for professionals linked to ski resorts.
How to objectively compare areas
Look at average rental time, real closed prices (not just ads) and type of predominant demand. Check the characteristics ofthe 7 parishes of Andorrato understand each market.
Buy-to-let checklist in Andorra (essential)
Parking
In many areas it is decisive to rent quickly. Filterapartments with parking in Andorrasaves time and vacancy.
Transportation and access
Especially important in winter. Areas with good connections maintain stable demand.
Real state of the property
Installations (water, electricity, heating), windows and insulation outweigh superficial aesthetics.
Distribution that is easy to rent
Fewer hallways, well-used spaces, useful-sized bedrooms (not just for the bed).
Storage room
Highly valued by active and mountain profiles (ski equipment, bicycles).
Warning signs: when to pass by
emotional price
If it is not justified by area, demand and real comparables, it is better to discard. The rental market punishes overpricing.
Problematic community
High costs without justification (>€200/month) or minutes with recurring conflicts drastically reduce margin.
Inevitable reforms
If they are not included in the purchase price, they eat into the first year's ROI. Always calculate renovation + price.
Invest logically, not blindly
Tell us budget, area and tenant profile
Tell us available budget, preferred area and type of target tenant and fromVersus AndorraWe propose options with investment logic, explaining real numbers, risks and fit with the market.
Can:
- Exploreproperties in Andorra suitable for investment
- Compareapartments designed to rentby area and demand
- Reviewpenthouses with rental potential
- Analyzefamily townhouses
EITHERcontact directlyfor a call, WhatsApp or visit focused on ROI and real return.
Last updated: 13 February 2026
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