Investment property in Andorra: what to buy and what it costs
A studio in Pas de la Casa
$180,000
A 35 m² studio with a kitchen area and a balcony in a residential building in Pas de la Casa, a ski village in the parish of Encamp on the French border, close to the lifts, shops and the bus to Andorra la Vella. Small apartments here are let to skiers for the season and to resort staff for the winter.
A one-bedroom apartment in Sant Julià de Lòria
$257,000
A 50 m² apartment with a living room, a bedroom, a kitchen and a balcony in a residential building in Sant Julià de Lòria, the southern parish on the Spanish border, close to a school, shops and the bus to Andorra la Vella. One-bedroom apartments here are rented long term by couples and staff of shops and offices in the capital.
A one-bedroom apartment in Encamp
$282,000
A 55 m² apartment with a living room, a bedroom, a kitchen and a balcony in a residential building in Encamp, close to a school, shops, the bus to the capital and the cable car to the ski slopes. Encamp is lively all year round, and apartments here are rented by families and staff of the resorts and offices.
A one-bedroom apartment in Canillo
$308,000
A 60 m² apartment with a living room, a bedroom, a kitchen and a balcony with mountain views in a residential building in Canillo, close to shops, the bus and the lift to the ski slopes. Apartments in Canillo are let to skiers for the winter season and to resort staff for the year.
A one-bedroom apartment in Santa Coloma
$318,000
A 62 m² apartment with a living room, a bedroom, a kitchen and a balcony in a residential building in Santa Coloma, a residential district of the capital by the river, close to schools, a supermarket and the bus to the centre. Andorra la Vella is the capital and the business centre of the country, and apartments here are rented all year round.
A two-bedroom apartment in La Massana
$385,000
A 75 m² apartment with a living room, two bedrooms, a kitchen and a balcony in a residential building in La Massana, close to schools, shops, the bus to the capital and the cable car to the ski slopes. La Massana is a quiet parish 10 minutes from the capital, and two-bedroom apartments here are rented by families.
A two-bedroom apartment in Ordino
$410,000
An 80 m² apartment with a living room, two bedrooms, a kitchen and a balcony with valley views in a residential building in Ordino, close to a school, shops and the bus to the capital. Ordino is the quietest parish of the country, and apartments here are rented by families who work in the capital.
A two-bedroom apartment in Engordany
$461,000
A 90 m² apartment with a living room, two bedrooms, a kitchen and a balcony in a residential building in Engordany, the residential part of the parish of Escaldes-Engordany, a 10-minute walk from the shopping streets of the capital, close to schools and the bus. Two-bedroom apartments here are rented by families and staff of banks and offices.
What properties investors buy in Andorra
Above are the most interesting offers selected by our experts. The manager will find a property that fits your requirements.
Apartments for sale in the parishes of Andorra, price per m², rental yield, taxes, transaction costs and the purchase rules for foreigners.
A non-resident foreigner buys an apartment in Andorra with a government foreign investment authorisation and pays a foreign investment tax of 6% on the first property. According to the Andorra Department of Statistics, in the second quarter of 2026 apartments sold for an average of 4,569.7 euros ($5,121) per m², 0.2% more than a year earlier. A studio near the ski slopes costs $180,000 (161,000 euros), a one-bedroom apartment from $257,000 (229,000 euros), and letting brings 3.4-5.1% a year before tax.
On this page: apartments in seven parishes of Andorra - near the ski resorts, in residential districts of the capital and in quiet valleys, price per m², rental yield, taxes, transaction costs and the purchase rules. The prices in the cards are calculated at the average price per m² in the country, and the manager will confirm the price of a specific apartment and what is for sale today.
The market in brief
Prices and rules as of 2026.
How much an apartment in Andorra costs in 2026
According to the Andorra Department of Statistics, in the second quarter of 2026 the average price per m² of apartments sold was 4,569.7 euros ($5,121) - 9.7 euros more than a year earlier, and in the first quarter 4,415.9 euros ($4,949), up 3.0% over the year. In the second quarter of 2026 the country registered 473 property transactions - 11.8% fewer than a year earlier: price growth has stopped, and buyers can choose again. All seven parishes are linked by bus to Andorra la Vella, so apartments near the ski slopes are let both for the season and for the year.
| Period and property type | Average per m² | Per m² a year earlier | Change over the year |
|---|---|---|---|
| Apartments, Q2 2026 | $5,121 (4,569.7 euros) | $5,109 (4,559.9 euros) | +0.2% |
| Apartments, Q1 2026 | $4,949 (4,415.9 euros) | $4,806 (4,289.0 euros) | +3.0% |
| Apartments, houses and buildings, Q1 2026 | $5,224 (4,661.7 euros) | $4,706 (4,199.9 euros) | +11.0% |
Data from the Andorra Department of Statistics on property transactions in the first and second quarters of 2026, average price per m² in euros; dollars at the European Central Bank rate of 22 October 2026, 1.1205 dollars per euro, rounded up.
What yield letting brings
The gross yield of a long-term let is 3.4-5.1% a year before tax. According to the Andorra Department of Statistics, households that moved into a rented home less than a year earlier paid an average of 13.0 euros per m² a month in 2024 - 11.4% more than a year earlier: a 55 m² apartment in Encamp for $282,000 lets for about 715 euros ($802) a month, which is 3.4% a year. According to our market data for 2026, a one-bedroom apartment in the capital or Escaldes lets for 1,200-1,800 euros ($1,345-2,017) a month: a 62 m² apartment in Santa Coloma for $318,000 let at 1,200 euros brings 5.1%. There are few apartments available to rent, leases are signed for years, and studios near the ski slopes are let for the winter season.
| Tax | Rate |
|---|---|
| Letting an apartment | non-resident income tax of 10% on income reduced by 20%, which is 8% of the rent; a resident of Andorra pays income tax of 0-10% |
| Selling an apartment | 10% of the gain for a non-resident, 15% on a sale within 2 years, the buyer withholds 5% of the price; a resident of Andorra includes the gain in income tax |
| Every year | parish property tax: six of the seven parishes levy it, Canillo does not |
Data for 2026: yield for the parishes in the cards; the country comparison is in the rental yield table.
Tax on rent is charged in Andorra, and the taxes of your own country have to be taken into account separately. A resident of Andorra pays no income tax on the first 24,000 euros of income a year, 5% up to 40,000 euros and 10% above, while a non-resident pays 10% on rental income reduced by 20%. The rules for personal accounts and payments are on the personal account in Andorra page.
What costs to add to the property price
| Payment | Amount |
|---|---|
| Foreign real estate investment tax | 6% of the price for the first property and 10% for subsequent ones, for non-residents and residents of less than 3 years |
| Property transfer tax | 4% of the price |
| Foreign investment authorisation | an application to the government before the deal, on the prescribed form |
| Notary and registration | at the notary's and the registry's rates |
Data for 2026, euros converted at the European Central Bank rate of 1.1205 dollars per euro, dollars rounded up. For a $282,000 (252,000 euros) apartment in Encamp the foreign investment tax comes to about $17,000 (15,120 euros) and the transfer tax to about $11,300 (10,080 euros), about $28,300 in total; the notary, the registry and bank transfer fees are paid separately. The manager calculates the total for a specific property.
In Andorra the government authorisation and the non-resident tax are calculated before the contract
Mistakes cost more than the deal: the buyer did not obtain the foreign investment authorisation, the 6-10% tax was not included in the budget, the bank or the notary did not accept the proof of the source of funds, the property has encumbrances or unregistered alterations, the home price is below the threshold although the goal is passive residence. Murblz support removes these risks: we select an apartment for your budget and goal, prepare the application for the government authorisation, check the property, calculate the taxes and yield, agree the payment route and handle the deal until the title is registered in your name.
The cost of support depends on the purchase budget and the goal - letting, a home for yourself or passive residence; the manager will calculate it in the chat.
Buying with a government authorisation and a foreign investment tax
A non-resident foreigner needs a prior government authorisation for foreign investment in real estate to buy an apartment in Andorra, and without it the notary will not complete the deal. Under Law 5/2025 a non-resident may buy no more than one house, two apartments or six parking spaces. The foreign investment tax was introduced by Law 3/2024: it is paid by a non-resident and by a resident of Andorra who has lived in the country for less than 3 of the last 10 years. From 13 February 2026 the rate for the first property rose from 3% to 6%, and for subsequent ones to 10%, on top of the 4% transfer tax. The rules depend on status, not citizenship, so we check the buyer's status before the deal.
Buying an apartment does not by itself give the right to live in Andorra. Under Law 2/2026 passive residence requires an investment in Andorra of at least 1,000,000 euros ($1,120,500), and if the money goes into housing, each property must cost more than 800,000 euros ($896,400). On top of that comes a non-refundable payment of 50,000 euros ($56,025) for the applicant and 12,000 euros ($13,446) for each family member, and you must live in the country for at least 90 days a year. The government, the bank and the notary check the source of funds, so we agree the payment route before the contract. The manager will send a selection of apartments for your goal to the chat.
How we select a property
- Budget and goal: letting, a home for yourself or passive residence. The manager clarifies the parish and the apartment type - near the ski slopes or in the capital.
- Buyer's documents: a passport, proof of the source of funds and the application for the government foreign investment authorisation - we file it first.
- A selection of real properties and checks: the owner, encumbrances, building permits and debts on the property - before the contract.
- The deal: a contract at the notary after the authorisation, payment through a bank, the foreign investment tax and the transfer tax, registration of the title in the registry.
The manager sends the selection to the chat, with sellers' prices on the date of the selection.
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More on buying in this country:
- Property in Andorra for foreigners: search and legal checks
- How to send money to Andorra
- Personal account in Andorra
- Business account in Andorra
- Company registration in Andorra
- Living in Andorra la Vella: cost, rent, neighbourhoods
All countries and budgets compared - on the page Investment property abroad.
FAQ
How much does an apartment in Andorra cost in 2026?
Can a foreigner buy an apartment in Andorra?
Does buying property give a residence permit in Andorra?
What yield does letting an apartment in Andorra bring?
What tax is paid when buying property in Andorra?
What are the costs of buying property in Andorra?
What tax is paid when selling an apartment in Andorra?
Where to buy an apartment for investment in Andorra?
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