Costs and taxes when buying or selling a property in Andorra

When you’re looking for a property in Andorra, the asking price is just the start. Costs that aren’t shown in the advert can amount to between 4% and 8% of the total purchase price, and there are also significant costs involved when selling.

This guide breaks down the real expenses when buying or selling a property in Andorra, with no small print or last-minute surprises.

Error No. 1: looking only at the price in the advert

What is “total cost” and why does it change decisions

According to Government of Andorra, transaction costs usually amount to between 4% and 6% of the price of second-hand properties, and slightly less for new-build properties.

An apartment advertised at €300,000 can actually cost €315,000–€320,000 once all expenses are added up. That difference changes decisions.

The mattress rule: how much leeway to set aside to avoid cutting it fine

Setting aside an additional 8-10% on top of the advertised price provides a buffer for confirmed purchase costs, minor refurbishments or adjustments, and minor unforeseen expenses (household appliances, painting, cleaning). This buffer avoids unnecessary financial strain and allows you to make decisions with peace of mind.

Total costs of buying in Andorra (breakdown without small print)

Transaction costs (the usual ones)

Notary publics and paperwork: what questions to ask before signing

Before signing, ask the notary about the total cost of their fees (including all items), what documents you need to bring, the estimated time for the signing, and which procedures the notary handles directly.

Notary fees in Andorra are regulated but have a certain amount of flexibility depending on the complexity of the act. Consult the General Council of Andorra for up-to-date official information.

Taxes and charges: how to understand them without going mad

For second-hand properties, Indirect Tax (ITP) of 4% is payable on the declared value. For new-build properties, IGI (Andorran VAT) of 4.5% is payable on the purchase price, and no ITP is payable (the two taxes are mutually exclusive).

Costs that depend on the type of property (new build vs resale)

Additional new build: potential community set-up costs, utility connection fees (first time) and, sometimes, horizontal property division deed fees.

Upsell: Possible prior property registry land certificate (50-100 €) and certificate of encumbrances if not provided by the vendor.

“Real budget”: how much you need on top of the price

Simple estimate example (with ranges, not promises)

Where money typically goes without you realising (common extras)

Small refurbishments such as painting or changing flooring (£2,000–£8,000), white goods if the property does not include a fitted kitchen (£3,000–£7,000), basic furniture if arriving from abroad (£5,000–£15,000), and initial utilities: electricity, water and internet connection (£300–£500).

The cost of adapting a property can amount to between 2% and 5% on top of the purchase price, depending on the type of renovation required.

Annual homeowner costs (recurring ones)

Community: what it can and cannot include

Typical community fees in Andorra cover the maintenance of communal areas, cleaning of stairwells and the entrance hall, the lift (maintenance and insurance), the building insurance and, if applicable, central heating.

Supplies and maintenance: how to estimate it sensibly

For an 80 m² flat, the estimated monthly utilities are: electricity between €60 and €120/month (depending on consumption and heating), water between €30 and €50/month, internet/fibre between €40 and €60/month. Approximate total: between €130 and €230/month.

Maintenance according to property type (flat vs. house) and climate

In a flat, maintenance is low because almost everything is covered by the building management, with extra annual expenses of between €200 and €500 on minor repairs. In a chalet, the garden and outdoor areas cost between €800 and €2,000 per year; individual heating consumption is between 30% and 50% higher than that of an equivalent flat, and preventative maintenance costs range from €1,000 to €3,000 per year, in addition to snow clearance on private access roads.

The Andorran climate, with snowfall between November and March depending on the National Meteorological Service, has a direct impact on these costs.

How much does it cost to sell a property in Andorra?

Typical seller's costs (and when they occur)

How to plan the sale so it doesn't catch you on the hop

6-12 months before selling: check the condition of the property and carry out minor repairs, obtain the updated energy certificate, and check the market value in comparable properties.

2-3 months before: decide whether to sell independently or with an estate agent estate agent specialising, and prepare documentation (deeds, IBI receipts, community fees up to date). The article about sell a house in Andorra develop this strategy in more detail.

What can eat into your margin if you don't calculate it from the start

Energy efficiency: how it affects costs and demand

Comfort and monthly spend (the kind you notice in winter)

A home with an energy rating of A or B can use up to 50% less on heating than one with a rating of E or F.

According to European Commission, energy-efficient buildings hold their value better in the medium term.

How it impacts the ease of selling or letting

Energy-efficient homes let more quickly (tenants are looking for low bills), attract buyers who are mindful of the total cost of ownership, and command higher prices – up to 10% more than comparable, energy-inefficient properties.

What details do buyers look at when comparing two properties

When comparing similar flats in Andorra, buyers prioritise: orientation (south-facing preferred, more light, lower energy bills), double or triple glazed windows, insulation (wall thickness, absence of damp), heating system (underfloor heating versus old radiators) and energy rating (A-B preferred).

Quick checklist before buying or selling

Check the characteristics of the 7 parishes of Andorra to better understand your local market.

Warning signs: when to stop and check figures

Breakdown of expenses in a property purchase in Andorra

Knowing who pays for what avoids surprises on completion day:

Standard breakdown of expenses in a property purchase in Andorra. This may vary depending on the agreement between the parties.

Tell us if you are buying or selling, area and budget

Tell us whether you are going to buy or sell, in which area and your budget, and from Versus Andorra We help you calculate the real total cost, with no last-minute surprises.

You can explore properties available in Andorra with updated prices, compare flats by area, or review penthouses, terraced houses o chalets based on your search.

O contact directly for a personalised quotation via WhatsApp, call or visit.

Frequently asked questions about the costs of buying and selling property in Andorra