Villa in Mallorca — buying with a buyer's mandate

For buyers

We find the property — and vet it before you pay

As buyer's agents we work exclusively in your interest: we screen the market including off-market properties, check critically, negotiate for you and accompany you to the escritura — and remain on site afterwards.

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Buyer's mandate

How a search with us works

Search profile

Budget incl. costs, location, use (own use, letting, retirement home), exclusion criteria — and an honest match against the market.

Market screening

Portals, partner agents, off-market network, direct approaches. You only receive properties we have seen ourselves — with video and assessment.

Vetting

Registro, cadastre, permits, cédula, water, community, building fabric — with lawyer and, where needed, architect, before any reservation.

Negotiation & completion

Price, arras terms, inventory, deadlines. Notary with lawyer, tax settlement, utility transfers, key handover.

Plan the budget properly

The price is not the price

In Mallorca budget around 10–13% in costs on top of the price — transfer tax ITP progressive up to 13%, notary, land registry, lawyer. On new builds 10% IVA plus stamp duty AJD.

Resale property

ITP tiered from 8% to 13% per price band, plus notary/registry and lawyer.

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New build from developer

10% IVA plus AJD 1.5% (from €1,000,000: 2.0%), plus notary/registry and lawyer.

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Running costs

IBI (property tax), refuse charge, community fees, insurance, imputed income tax for non-residents (Modelo 210) and possibly wealth tax. More in the tax guide.

Read the guide →

Typical buyers, typical mistakes

What goes wrong in Mallorca — and how we prevent it

Buying a finca on rústico land without checking whether house and pool are legal
Signing a reservation before reading the nota simple
Planning holiday lets — without an ETV licence that is no longer available there
Discovering community debts and special levies only after completion

Water from a well, but no registered water right
Extension, garage or pool without permit — fines and demolition risk
Price calculated from portal listings instead of closed deals
After the purchase: nobody on site, damage goes unnoticed for weeks

Where to look?

The areas of Mallorca at a glance

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Palma Altstadt & surroundings

Santa Catalina, Portixol, El Molinar, Son Vida …

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Port d'Andratx & surroundings

Camp de Mar, Santa Ponsa, Portals Nous, Bendinat …

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Sóller & surroundings

Port de Sóller, Fornalutx, Deià, Valldemossa …

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Pollença & surroundings

Port de Pollença, Cala Sant Vicenç, Formentor, Alcúdia …

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Artà & surroundings

Colònia de Sant Pere, Capdepera, Cala Ratjada, Canyamel …

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Porto Cristo & surroundings

Portocolom, Felanitx, Cala d'Or, Santanyí …

All areas at a glance → · Buyer’s agent with area map → · Ibiza, Menorca & other destinations →

Frequently asked

Buying in Mallorca — clearly answered

What is a buyer's mandate and what does it cost?

You engage us exclusively to search, vet and negotiate for you — we work solely in your interest, not the seller's. Fee 2.5% of the price (min. €9,500) plus IVA, due at the notary.

Why not just browse the portals?

Because a considerable share of quality property in Mallorca never reaches a portal, because portal prices are often wishful prices, and because the vetting (land registry, cadastre, permits, water) is the real work — not the finding.

What do you check before reservation?

Ownership and charges (nota simple), cadastre match, building permits and legality of extensions/pool, cédula, energy certificate, community debts, for fincas water rights, wells and protected zones. More in the finca guide.

Can I buy without travelling?

Largely yes: video viewings, shortlisting, document checks and negotiation run remotely. For the finalists we recommend a trip; a lawyer can attend the notary appointment by power of attorney.

How do I finance in Mallorca?

Spanish banks typically finance part of the price for non-residents, against proof of income and usually with a stricter valuation. Alternatively finance at home against assets there. We refer you to independent financing partners.