Investor: property, residency and taxation in Andorra
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The short answer
An investor may seek rental yield, capital appreciation or a link with passive residency. The rules for non-residents and the taxation of rents and capital gains are decisive.
Your reading path
Read these pages in this order:
Common mistakes
- Relying on a gross yield without the charges
- Ignoring the caps for non-residents
- Thinking that investing automatically gives residency
Next steps
- Prepare your checklist for the first 90 days.
- Check your tax situation: tax domicile.
- Compare the parishes and browse the listings.
Two projects not to be confused
| Objective | What is required |
|---|---|
| Investing to obtain residency | At least 1,000,000 €verified on 09/10/2026 in Andorran assets (400,000 €verified on 09/10/2026 via the Fons d'Habitatge), a threshold of 800,000 €verified on 09/10/2026 per dwelling, non-refundable payment of 50,000 €verified on 09/10/2026 |
| Investing for yield | A property within a non-resident's limit: one single-family dwelling or two apartments (or studios) with their outbuildings, and a maximum of six parking spacesverified on 09/10/2026 |
The real cost of a non-resident purchase
On top of the price come the foreign investment tax of 6 %verified on 09/10/2026 for the first property, the transfer tax of 4 %verified on 09/10/2026 and notary fees. The average price of an apartment is 4,569.70 €/m²verified on 09/10/2026 (second quarter of 2026), with an annual change of 0.2 %verified on 09/10/2026: the market does not rise by itself. See costs and taxes.
The exit
A non-resident is taxed at 10 %verified on 09/10/2026 after two years, with no sliding scale. A resident goes down to exemption after 10 yearsverified on 09/10/2026. For a shareholding, see holding company.
Mistakes
- Calculating the yield without the acquisition tax.
- Buying a tourist apartment, closed to the foreign investor.
- Believing that investing gives residency without presence: at least 90 daysverified on 12/10/2026 per year is required.
Work out your own case
Free simulators, built on the official values of this page.
Frequently asked questions
What yield can I expect?
It depends on the property and the charges. Calculate it net.
Does investing give residency?
It can form part of the conditions of a status, without granting it automatically.
Going further
Official sources
This information is general and is not personalised legal, tax or financial advice. It is verified as of the date shown and may change.