Apartment prices in Andorra in 2026: analysis by parish

Updated analysis of real estate prices in the Principality: data by parish, historical evolution and comparison with other markets.

The average price of a flat in Andorra in 2026 is between €5,400 and €5,700/m² according to the most recent sources. An 80 m² apartment costs between €430,000 and €500,000 on average, with significant differences depending on the parish: ranging from €4,491/m² in Sant Julià de Lòria to over €7,400/m² in Escaldes-Engordany.

Market overview

Andorra’s property market remains at record highs in 2026. The average house price stands at around 5,700 euros per square metre according to the latest data from Indomio (November 2025), representing a 17.5% increase compared with the previous year. Other sources, such as RID Analytics, indicate a national average of €5,400 per square metre, with new-build homes approaching €6,200 per square metre.

For context, the average price in Andorra now exceeds that of Barcelona, which stands at around €5,150/m² in 2026 according to Idealista. A small market that trades like a major European capital.

If you are considering whether it is a good time to buy, you can check out the available properties in Versus Andorra and directly compare it with what the market offers today.

Historical evolution of prices

Growth has been sustained and has accelerated in recent years. In January 2024, the average price in Andorra stood at €4,407 per square metre, according to Indomio. In November 2025, that same figure stood at €5,719 per square metre, representing a 29% increase in less than two years.

If we take a broader view, from January 2019 (when prices stood at around €3,100 per square metre) to the present day, the market has seen a cumulative increase of more than 80% over seven years.

Behind this growth are three repeating factors: sustained international demand, a supply of building land structurally limited by geography, and a tax system that continues to attract professionals, entrepreneurs and high-net-worth individuals.

Prices by parish in 2026

The differences between parishes are very significant and can exceed 60% between the most expensive and the cheapest areas.

Escaldes-Engordany leads the market with average prices of €7,400/m² for completed housing and up to €8,500/m² for new build according to RID Analytics. The report by the Andorran Real Estate Agents Association (AGIA) for the first half of 2025 places it at €6,935/m² for flats, with average prices per unit exceeding 800,000 euros. It is the parish with the highest year-on-year revaluation in the Principality.

Andorra la Vella ranges between €6,086/m² (Idealista, January 2026) and €6,671/m² (Indomio, November 2025) depending on the source, with the AGIA report for the first half of 2025 pointing to €6,018/m². The difference between sources reflects different calculation methodologies and property samples. Internal variations within the parish are notable:

• Centre: up to €6,667/m²
• Santa Coloma: €4,900–€5,000/m²
• La Margineda: €3,700–€3,800/m²

Ordino stands out as the most exclusive parish in the Principality. According to the AGIA report for the first half of 2025, the average price of flats exceeds one million euros per unit, and detached houses reach an average of 3.13 million euros. The volume of transactions is low, which causes the figures to vary significantly between deals. Due to the scarcity of public transactions in this parish, the price per m² data are not statistically representative.

La Massana It combines direct access to the Vallnord ski slopes with a family-friendly residential setting. The latest figures available from Idealista (January 2024) put the price at €4,221 per square metre. Given the general growth of the Andorran market since then (around 29% according to Indomio), the current price range is estimated to be above €5,400 per square metre, although no official figure has been published for 2026.

Canillo it is the parish most closely linked to skiing, with areas such as Soldeu and El Tarter directly connected to Grandvalira. The latest data from Idealista (January 2024) recorded it at around €4,100/m². Following the general market trend, the current range is estimated at over €5,200/m², especially in areas close to the slopes. There is no specific published data for 2026.

Encamp It is historically the parish with the highest cumulative percentage growth: 53.3% since 2019, according to Idealista. The latest data from Hogaria.net (December 2025) for second-hand properties puts the price at €3,694 per square metre, although this source uses a sample of asking prices that tends to be conservative. Indomio recorded a figure of around €4,090 per square metre in January 2024. The trend is clearly upwards, driven by access to Grandvalira via the cable car and its more affordable prices compared to those in the capital.

Sant Julià de Lòria it is the most accessible parish in the Principality. Indomio records it as the lowest priced in November 2025, with an average of €4,491/m². It shares a border with Spain and offers Andorra's best price-to-services ratio for those who prioritise market access.

Ordino has a very small market with few transactions. The average price per unit exceeds one million euros, making it the most exclusive segment in the country.

What factors drive the price of a flat?

Beyond the parish, there are variables that can significantly alter the final price:

• Age of the building: New-build or fully refurbished properties command higher prices than buildings that have not been modernised. In Escaldes, the price difference between a finished property and a new-build now exceeds 15%.
• Quality of finish: premium materials, home automation, certified energy efficiency and contemporary design justify higher prices.
• Floor plan and views: Upper-floor flats with mountain views are valued more highly than ground-floor ones or those with interior views.
• Guidance South or south-west facing orientation is especially valued in a mountain climate.
• Extras: parking space, storage room, terrace or private garden significantly increase the value in all parishes.

If you want to fully understand how the step-by-step purchasing process works, our shopping service It includes guidance from the search right through to signing.

Comparison with neighbouring markets

Andorra has already overtaken Barcelona in average price per square metre, something that was not the case five years ago.

This crossroads reflects a structural shift: Andorra is no longer a more economical alternative to the big cities. It is a market that trades at the level of a European capital, with the advantage of the environment and the tax system.

Rental market: price per m²

The rental market has also risen sharply. According to Indomio, the national average in November 2025 stood at 23.43 euros/m²/month, representing a 12.7% increase on the previous year. The AGIA report for the first half of 2025 recorded an average rental price of 25.1 €/m²/month, with the average price for a whole property approaching 3,000 euros per month.

By area, Escaldes-Engordany also leads in rent at €25.05/m²/month according to Indomio. Andorra la Vella sits at around €24.18/m²/month. La Massana stands out above the average, with average rents of 3,565 euros per month for an entire property according to AGIA.

What is happening to prices in 2026?

The market maintains the upward pressure with which it closed 2025, although there are signs of moderation. The factors supporting prices are:

• Sustained demand from international buyers, mainly from Spain, France and Latin America
• Supply of building land structurally limited by the geography of the Principality
• Tax appeal that continues to attract professionals, business owners and retirees

Factors that could moderate the pace of growth include the 2025 Omnibus Bill, which introduces restrictions on foreign investment, and the negotiation process for the Association Agreement with the EU, the regulatory impact of which is still uncertain. You can consult the reference text on foreign investment in the Legal Portal of Andorra.

If you have any questions about how current regulations affect you, you can consult us directly.

Conclusion and next step

Buying an apartment in Andorra in 2026 comes with a real cost that is now measured in the same parameters as Barcelona or major European capitals. The difference between parishes remains significant: Escaldes-Engordany and Andorra la Vella concentrate the highest prices, while Sant Julià de Lòria offers the most accessible entry point in the Principality.

For concrete decisions, market data is a starting point, but the specific situation of each property can vary considerably. At Versus Andorra we work with real data and local market knowledge.

Frequently asked questions about flat prices in Andorra 2026