Those looking for new construction in Andorra usually have it clear: they want comfort, efficiency and forget about renovations. The problem appears when the marketing of the promotion sounds very good... but not everything that is sold as "premium" is.
This guide is designed to help you buy safely, understand what advantages are real, where the risks are and what to ask for before putting down money.
Why new construction? Advantages that are noticeable (and which are not)
Comfort and efficiency: what changes in your daily life
New work well done can be seen in:
- Better thermal and acoustic insulation: thicker walls, triple-glazed windows
- Modern air conditioning systems: aerothermal, zoned underfloor heating
- Lower energy consumption: A or B certifications
- More functional distributions: designed for how we live today
This directly impacts daily comfort and monthly expenses. According to theInstitute for Energy Diversification and Saving, a new home can consume up to 50% less than an old, unrenovated home.
Maintenance and “zero renovations”
In recent promotions, initial maintenance is usually low. Be careful: this is true if the qualities are correct, not just because it is new. A poorly executed cheap promotion can cause problems in the second year.
Resale vs enjoyment
The new work fits especially well if:
- You are looking for convenience and immediate use
- You want an efficient home from day one
- You think about value in the medium term (5-10 years)
Buying off plan: what to check before booking
Guarantees and guarantees
Before any payment, it must be clear:
- What guarantees exist: bank guarantee, surety insurance
- How the amounts delivered are protected: separate account, notarial deposit
- What happens if the promotion is not delivered: refund, interest
Everything in writing. In Andorra, although the legislation differs from Spain, off-plan buyer protection is regulated. Always consult withspecialized professionals.
Actual deadlines
Always ask:
- Expected delivery date: specific quarter, not "2026"
- Allowed delay margin: normally 3-6 months
- What happens if it lasts longer: compensation, withdrawal
Vague answers are a red flag. According to theCollege of Notaries, delays in new construction are one of the most recurrent conflicts.
Penalties and changes
Check:
- What happens if you want to give up: you get everything back, you lose your reservation, you lose signal
- What margin does the developer have to modify qualities: changes allowed without consultation
- How changes are communicated: in writing, deadline to accept
This point is the one that hurts the most if you don't look at it before signing.
Quick guide to qualities (what's important in 10 minutes)
Acoustic and thermal insulation
Here you can see the difference between a correct promotion and a really good one. Don't just stay with the "regulatory compliance."
Specifically ask:
- Wall thickness between homes
- Insulation type (rock wool, sprayed polyurethane)
- Sound insulation decibels
Air conditioning and systems
In new construction in Andorra it is common to find aerothermal heating and underfloor heating, but it is worth checking:
- Real power of the system: enough for Andorran winters
- Control by room: independent thermostat per room
- Estimated cost of use: average monthly consumption
Windows, carpentry and finishes
Triple glass, profiles with thermal break and sealing matter more than the design of the handle.
Reference brands: Technal, Schüco, Cortizo (aluminum), Deceuninck (PVC).
Certification and efficiency
Good energy efficiency reduces expenses and improves comfort all year round. Look for A or B certification at least.
TheEuropean Unionis tightening standards for new buildings.
New construction vs resale: what is best for you according to your objective
If you want to get in quickly
Resale is usually more agile. You sign and move in in 4-6 weeks. New construction may take 12-24 months from booking.
If you prioritize location and urban life
In very central areas of Andorra la Vella, the supply of new construction is more limited. The best plots are already built.
If you are looking for comfort and brand new
The new work clearly wins. Everything brand new, full guarantees, maximum efficiency.
If you think about equity investment
The key is not "what's new", but location + demand + qualities. A resale in a premium area can be a better investment than a new construction in a secondary area.
Common areas of new construction: how to choose well
Escaldes-Engordany
Urban profile, nearby services and high demand. Many new construction developments with a modern residential focus are concentrated here.
You can review thenew construction promotions available in EscaldesFiltered by type and budget.
Andorra la Vella
Centrality and practical life. More selective offer, but highly sought after by professionals who work in the center.
Encamp and La Massana
Good connection, a little more space and more reasonable prices. Interesting options innew construction apartmentsandattics.
How to decide area in 3 questions
- Urban life or more calm?
- Essential or dispensable car?
- Daily use or second home?
Check the characteristics ofthe 7 parishes of Andorrato decide better.
How to reserve a new construction home (step by step)
What to ask before paying anything
- Detailed plans: distribution, measurements, orientation
- Quality report: complete technical specifications
- Payment schedule: amounts and exact dates
- Guarantees: documentation of the guarantee or insurance
What to check when booking
Final price (no later surprises), delivery times, penalties for withdrawal and changes allowed by the promoter.
Before final signing
Verification visit with checklist, review of real finishes vs. quality report, complete documentation and discharged supplies.
Common promotion mistakes (and how to avoid them)
Buy by render
Renders sell emotion, not actual layout or measurements. Ask for detailed plans and visit other developments from the same developer that have already been delivered.
Do not compare real qualities
Two “similar” developments can have enormous differences in insulation, carpentry or air conditioning systems. Don't just compare price per m².
Not having plan B
Delays occur, especially in construction. Having time margin and alternative (rent extension, temporary housing) avoids unnecessary stress.
Trust only the commercial
The salesperson sells, not advises. Consult withindependent professionalsbefore signing anything.
Filtered promotions, without wasting time
Tell us budget, area and 3 essentials
Tell us your budget, preferred area and three key requirements and fromVersus AndorraWe send you new construction promotions that really fit, explaining the pros, risks and real times.
Can:
- Explore thenew construction properties available in Andorra
- Comparenew construction apartmentsby area and qualities
- Reviewpenthouses for promotion
- Seenew townhouses
EITHERcontact directlyfor clear management by call, WhatsApp or visit.
Last updated: 13 February 2026
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