In a sale, the reserve or the deposit is the moment in which everything stops being “interest” and becomes a commitment. And that is why it is the point where most people make mistakes: they sign in a hurry, a deposit is delivered without attaching conditions and, when an unforeseen event appears (financing, documentation, deadlines, permits), the problem is no longer the apartment: it is the paper that was signed.
In Andorra it is common to formalize this commitment with areservation contract(very common in new construction) or adeposit contract, signed between parties without the need for a notary in that initial phase.
This article helps you identify what should be in writing, what clauses are negotiable, what red flags should be taken seriously and, above all, what NOT to sign as it is put in front of you. If you are looking for housing, you can start by reviewingall properties availableor filter by type likeflats and apartmentseitherattics. If you already have a property in mind and want to move forward with method, the process can be conducted from thepurchasing serviceand, when appropriate, reinforce with theproperty verification.
First: “reserve” and “earnest money” are not the same (and the paper should say so)
In practice, thebookingIt is usually used to “lock” a property for a short period while documents are prepared or conditions are defined (especially in promotions).
ThearrasHowever, they are usually a more complete agreement: they set a price, deadlines and consequences if one party backs out.
The important thing is not the name of the document, but what it contains: there are “reservations” that function as earnest money and “earnest money” written as a simple signal without real protection.
What to sign: the “minimum” that protects the buyer and seller
If the document is well planned, it should contain at least:
1) Exact identification of the property and annexes
Full address, and if it includes a parking space, storage room or other annexes, they must appear expressly. Whatever is not written is discussed later.
2) Total price and payment method with calendar
“Price X” is not enough: it should be clear when what is paid, and which payments are deducted from the final price.
3) Realistic deadlines, with dates and consequences
Deadline to sign at the notary (or to make public if applicable), and what happens if it is delayed for justifiable cause. Ambiguity here is the mother of conflict.
4) Conditions precedent (the difference between security and signal loss)
In housing, the most common are:
- granting of financing (if it depends on a mortgage),
- obtaining satisfactory documentation or verification,
- and, in some cases, administrative authorizations if applicable per buyer profile.
When there are no suspensive conditions, any “unforeseen event” usually becomes an economic problem.
5) What happens if a party withdraws (penalty, refund, deadlines)
This must be clearly defined, without open phrases such as “at the discretion of the parties.”
What NOT to sign as is (and why it is usually expensive)
There are three typical situations where it is advisable to stop:
“Non-refundable deposit” without conditions
If the document says that the signal is lost “no matter what,” you are assuming all the risk. In that case, either a suspensive condition is introduced, or the return case is redefined.
Deadlines impossible or “to be confirmed”
If there are no dates, there is no control. If the dates are not realistic (due to documentation, permits or coordination), tension arises from day one.
Vague clauses about the condition of the property
Phrases like “purchase as is” without annexes, without inventory (if applicable) and without verification option, leave the buyer without tools if something relevant appears.
This is where it usually fits to ask for aproperty verificationbefore compromising the signal, especially if you do not know the building, actual condition or documentation well.
The signal: how much makes sense and how to pay without exposing yourself too much
There is no single “official” percentage, but in practice there are signs that are around common figures in the market (sometimes around 10%), depending on whether it is a reservation, deposit, new construction or resale.
What is relevant is not the number, but rather that it be clear:
- If that signal is discounted from the final price,
- in which cases it is returned,
- and what documentation/conditions protect it.
If payment is made without the document being closed, the buyer immediately loses negotiating power.
New construction: the reservation is not “less serious”, it is different
In new construction, the reservation contract is widely used to block a specific unit and set specifications.
In these cases, in addition to the above, it is especially important to collect:
- quality plan/memory (or unequivocal reference),
- delivery dates and penalties for delay (if agreed),
- and how changes or modifications are managed.
If you are exploring promotions, you can compare offer in the inventory ofall propertiesand, when it is in the decision phase, channel it from thepurchasing serviceto order documentation and deadlines.
If the buyer is not a resident: what to check before setting dates
In Andorra there are specific obligations regarding foreign real estate investment (including a tax regulated by law), and this may affect the planning of the operation depending on the case.
The practical point is not to memorize regulations: it is to avoid signing a deposit with a notary date that is impossible for your situation. To consult current legislation and consolidated texts, the official reference is theLegal Portal of the Principality of Andorra.
An approach that usually works: “clear commitment, but with a network”
If I had to summarize a good reservation/earnest money contract in one sentence it would be this: clear commitment, but with a network.
This “network” usually takes the form of:
- condition precedent to financing (if applicable),
- satisfactory verification/documentation option,
- realistic deadlines,
- and definite consequences if something goes wrong.
If the document does not allow that network, you are agreeing to a blind trade.
Warning signs that should be taken seriously
- They ask you to pay a deposit before sending the complete document.
- The document does not clearly identify the property or the annexes (parking/storage room).
- There are no dates, or they are “approximate”.
- It is not defined what happens if funding is rejected or a relevant problem arises.
- They are pressured with “there is another interested party” so that they sign without reading.
In these cases, the most professional thing to do is to stop, check and, if necessary, go through aproperty verificationbefore committing money.
Next step: prepare a secure signature (no delays or surprises)
To move forward in order, the most useful thing is to work with three pieces of information: chosen property, target period and critical condition (financing, verification, permits). With that basis, a meaningful reservation/earnest deposit can be structured and the path to the notary office can be coordinated from thepurchasing service. The entry point for reviewing it as a team is thecontact form.
⚠️Important:In Andorra, the deposit for the reservation contract is usually between 3,000 and 10,000 euros. If the buyer gives up, he loses the deposit. If the seller withdraws, he must return double the amount. Reviewing all the resolution conditions before signing is essential.
Costs and expenses when buying a home in Andorra
Before deciding, it is essential to know all the costs involved in the purchase. Here is an indicative summary:
| Concept | Indicative amount | Who pays it |
|---|---|---|
| ITP (second hand) | 4% of the purchase price | Buyer |
| IGI/VAT (new construction) | 4.5% of the purchase price | Buyer |
| Notary | 0.5%–1% of the price | Buyer |
| Property Registration | 0.2%–0.5% of the price | Buyer |
| Real estate fees | 3%–5% of the price | Seller (usually) |
| Foreign investment authorization | ~€600 | Non-resident buyer |
Frequently asked questions about buying a home in Andorra
First: Are “reserve” and “earnest money” not the same thing (and should the paper say so)?
In practice, the reserve is usually used to “block” a property for a short period while documents are prepared or conditions are defined (especially in developments). Earnest money, on the other hand, is usually a more complete agreement: it sets a price, deadlines and consequences if one party backs out. The important thing is not the name of the document, but what it contains: there are “reservations” that function as earnest money and “earnest money” written as a simple signal without real protection.
What to sign: the “minimum” that protects the buyer and seller?
If the document is well planned, it should contain at least: 1) Exact identification of the property and annexes Full address, and if it includes a parking space, storage room or other annexes, they must appear expressly. Whatever is not written is discussed later. 2) Total price and payment method with calendar “Price X” is not enough: it should be clear when what is paid, and which payments are deducted from the final price.
What NOT to sign as is (and why is it usually expensive)?
There are three typical situations where it is advisable to stop: “Non-refundable deposit” without conditions If the document says that the deposit is lost “no matter what,” you are assuming all the risk. In that case, either a suspensive condition is introduced, or the return case is redefined. Impossible or “to be confirmed” deadlines If there are no dates, there is no control. In Andorra, this aspect is especially relevant given the specific nature of the Principality's real estate market.
The signal: how much makes sense and how do you pay without exposing yourself too much?
There is no single “official” percentage, but in practice there are signs that are around common figures in the market (sometimes around 10%), depending on whether it is a reservation, deposit, new construction or resale. What is relevant is not the number, but rather it is clear: if this signal is discounted from the final price, in what cases it is returned, and what documentation/conditions protect it. If payment is made without the document being closed, the buyer immediately loses negotiating power.
Conclusion: keys to managing a home purchase well in Andorra
The Andorran real estate market offers real opportunities in 2026, but requires up-to-date information and trusted advice to make the right decisions. To move forward in order, the most useful thing is to work with three pieces of information: chosen property, target period and critical condition (financing, verification, permits). With that basis, a meaningful reservation/earnest deposit can be structured and the path to the notary office can be coordinated from the purchasing service.
If you have questions about buying a home in Andorra, the Versus Andorra team is at your disposal to advise you without obligation. Contact us and we will help you find the best solution for your situation.
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Last updated: 1 May 2026
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