Buyers and investors
Buy in Andorra knowing the limit and the tax before you sign.
What the law allows you to buy, what it really costs, and the net yield after tax: everything is calculated before the offer.
What a purchase really costs
A property at €500,000 bought by a foreign investor
- Foreign investment tax (6 %)
- €30,000
- Transfer tax (4 %)
- €20,000
- Total taxes
- €50,000
Excluding notary and agency fees. When the seller is a private individual. You need to know this before the offer, not on the day of the deed.
382
legal figures verified and dated
7
parishes compared with their prices
0
invented figures: everything is sourced
Oct. 2026
rules of Law 2/2026 included
Before making an offer
The 5 mistakes that cost buyers dearly in Andorra.
The regulations changed in 2024, 2025 and 2026. Many guides still describe the old framework. Here is what makes people lose money, and how to avoid it.
Pitfall no. 1
Exceeding the purchase limit without knowing it.
A foreign investor may acquire: one single-family dwelling or two apartments (or studios) with their outbuildings, and a maximum of six parking spaces. Parking spaces are capped at 6 in total. And buying tourist apartments is prohibited for them.
Pitfall no. 2
Forgetting the foreign investment tax.
6 % of the price for the first property, 10 % beyond the limits. On €500,000, that is €30,000, even before the 4 % transfer tax (€20,000).
Pitfall no. 3
Signing a preliminary contract without a condition precedent.
Purchases by non-residents are subject to prior authorisation. Without a condition precedent, you commit before knowing whether it will be granted.
Pitfall no. 4
Buying for tourist rental without checking the permitted use.
The rules on tourist-use housing have been tightened. A property "let seasonally" by the previous owner is not necessarily allowed to be let that way for you.
Pitfall no. 5
Relying on asking prices.
Listings show asking prices: from 4,715.91 €/m² in Sant Julià de Lòria to 10,401.09 €/m² in Escaldes-Engordany. Apartment transactions: 4,569.70 €/m² on the official average.
Free checker
Does your project comply with the purchase limit?
Tell us what you intend to acquire: the verdict is shown point by point.
Verdict
Compliant
Caps applicable to foreign investors
- DwellingsAt most 1 detached home, or 2 apartments or studios. You plan: 0 detached, 1 apartment(s).
- Parking spaces6 spaces maximum in total. You plan 1.
- Annexes per apartmentUp to 3 parking spaces and 3 storage rooms per apartment, unless the division deed allocates more.
- Tourist useThe acquisition of tourist apartments or of properties with a tourist accommodation licence is prohibited for a foreign investor.
Free calculator
Gross yield, net yield: see the difference.
Price, fees, rent, vacancy, charges, management: the net yield and the payback period with your own figures, plus a price estimator by parish.
Net yield
3.6%
Gross yield 5.5% · paid back in 28.1 years
- Total acquisition cost
- €385,000
- Rent collected / year
- €17,600
- Management
- − €1,408
- Charges
- − €2,500
- Net income / year
- €13,692
Price per m² estimator
Official average of transactions
€274,182
Average of the parish's listings
€470,398
Our method
From search to handover of the keys, with no grey areas.
- 1
Scoping
Budget, status (resident or not), applicable purchase limit, taxes and fees: the full cost before you start looking.
- 2
Selection
Listings and off-market properties through partner agents, with eligibility checked for a foreign buyer.
- 3
Preliminary contract
To be reviewed by a lawyer, with a condition precedent for authorisation, and financing and charges verified.
- 4
Authorisation and taxes
Authorisation file prepared, foreign investment tax and transfer tax calculated and provisioned.
- 5
Bank and deed
Account, source of funds, any financing, then the deed before a notary.
- 6
Management afterwards
Long-term letting, remote management, taxation of rental income: you are not left alone after signing.
What you get
A purchase project checked from every angle.
Where many sellers will only talk to you about the property, we talk to you about the law, the taxes and the yield.
Our commitment, in black and white
- Free assessment and first discussion, with no obligation.
- You remain free to choose your professionals.
- No figure without a source and a date.
- We tell you when a purchase is not a good idea.
This is probably not for you if…
- You want a guaranteed yield: no honest person can promise that.
- You want to buy for tourist rental without checking the permitted use.
- You intend to get around the purchase limit: we do not put together that kind of file.
Included in our support
- Purchase limit check : homes, parking spaces, annexes, tourist use
- Full cost of the transaction : foreign investment tax, transfer tax, fees
- Net yield : taxation of rental income according to your status
- Property selection : listings and network of partner agents
- Preliminary contract reviewed : partner lawyer, condition precedent
- Bank and authorisation : file prepared from start to finish
- Client area and assistant : progress, documents, answers at any hour
Your objections
The questions every buyer asks.
Can a French citizen who does not live in Andorra buy?+
Yes, within precise limits: one single-family dwelling or two apartments (or studios) with their outbuildings, and a maximum of six parking spaces. The purchase is subject to prior authorisation and to the foreign investment tax. The buyer must therefore make the authorisation a condition precedent.
How much tax and duty is payable on purchase?+
For a foreign investor, the foreign investment tax is 6 % for the first property (and 10 % beyond the limits). The 4 % transfer tax is added when the seller is a private individual. On €500,000, this comes to about €50,000, excluding notary and agency fees.
Can I buy to let as a tourist furnished rental?+
The rules on tourist-use housing are strict and have been tightened; the acquisition of tourist apartments is prohibited for a foreign investor. The permitted use of the property and of the building must be checked before buying. Long-term letting is the safest route.
Can a purchase give me residency?+
It can contribute to residency without gainful activity: the minimum investment is 1,000,000 €, with at least 800,000 € per dwelling and a commitment to be present. The passive residency simulator calculates your case.
What yield can I expect?+
It depends on the purchase price, the rent, vacancy, charges and your taxation (resident or not). The calculator above gives the gross yield, the net yield and the payback period with your own figures. Be wary of the gross yields shown in listings.
How much does your support cost?+
The assessment and the first discussion are free and without obligation. The fees of the professionals (agent, notary, lawyer) are given to you in writing before any commitment, and you remain free to choose another professional.
Can one open a bank account without being resident?+
It is possible, but the bank examines the source of funds and the project. Preparing the compliance file from the outset avoids holding up the deed. We tell you which documents are expected.
Free assessment
Describe your purchase project. We come back with the limits, the taxes and a net yield.
- ✔ Free first discussion, with no obligation
- ✔ A professional on the ground calls you back
- ✔ Your data is never resold
Prefer to talk right away? Our assistant answers at the bottom right, and you can book a slot.
Andorimo puts its visitors in touch with partner professionals based in Andorra, in whose business we hold a stake: see the transparency page on our remuneration. The figures are those of the current edition and show their verification date. No result is guaranteed: this page provides information and does not replace personalised legal or tax advice.