Architectural illustration of a Mediterranean home in Mallorca

Buying a house in Mallorca from another country can be an exciting experience. It can also raise questions: do I need residency? How do I get an NIE? What taxes do I have to pay? Can I get a mortgage? How do I know whether the price is right?

The good news is that you don't have to work it all out on your own. With clear planning, honest information and the right support, the process can move forward in an orderly way and without surprises.

In this guide I explain the main steps to buy a house in Mallorca in 2026.

"My job is not just to show you properties. It's to help you make a decision that makes sense for you."

Before you start: buying does not mean getting residency

The Golden Visa linked to buying a home ended on 3 April 2025. Since then, buying a property in Spain no longer gives you the right, on its own, to a residence permit, even if the property costs more than 500,000 euros.

This means you need to separate two processes:

  1. Buying a property in Mallorca.
  2. Applying, if you need it, for a residence permit through another route.

You can buy without being resident in Spain. However, you will need to meet the corresponding administrative, tax and financial obligations.

You can read the official information on the end of the Golden Visa in the La Moncloa press release (in Spanish).

1. Define what you are looking for and your real budget

Before you start viewing properties, it helps to be clear about the type of purchase you want to make:

It is also important to define the areas that suit you. Mallorca is not a single market. Palma, Calvià, Andratx, Sóller, Alcúdia, Pollença, Santanyí, Manacor or Llucmajor each have different prices, characteristics and dynamics.

Do you want to be close to the airport? Do you prefer the coast, a quiet village or an area with services all year round? Do you need schools, good connections or rental potential?

As a real estate advisor in Mallorca, I help you put these priorities in order before the search begins. That way we avoid wasting time on properties that don't suit you.

2. Apply for your NIE

The NIE, or Foreigner Identity Number (Número de Identidad de Extranjero), is required for many financial transactions in Spain. In a property purchase it is used, among other things, to:

You can apply for it in Spain, at the relevant Police or Foreigners' Office, or at the Spanish consulate in your country of residence.

You will normally need to provide:

Requirements can vary depending on your nationality and situation, so it is a good idea to check them in advance. On the Spanish Ministry of Foreign Affairs website you can find the consular information available in your country.

Abstract paperwork for obtaining the NIE and buying a home in Mallorca

3. Search with a real market valuation

Finding a property is not just about comparing photos and prices published online. The price on a property portal is an asking price. It does not always match the value at which a deal is finally closed.

In Palma, some market analyses have pointed to differences of up to 42% between certain asking prices and actual closing prices. The gap can depend on the area, the condition of the home, how urgently the seller needs to sell, demand and the quality of the information available.

That is why it is important to analyse:

A proper valuation helps you negotiate with sound judgement. It also stops you overpaying for a property that looks attractive but does not offer equivalent value.

I tell you what I think is best for you, even when the answer is not the one you were hoping for. The final decision is always yours, but it should be based on clear information.

4. Check the legal status of the property

Before signing or handing over a significant amount of money, it is advisable to review the property's documentation. Among other things, this checks:

For rural fincas, the review must be even more careful. Rural land in Mallorca has its own rules on uses, buildable area, constructions, water and land protection.

Registry, planning and tax information must be verified by the right professionals. My role is to help you coordinate the process so that you don't move forward blind.

5. Signing the reservation and the deposit contract (arras)

When you find a property that suits you, you can sign a reservation agreement or go straight to a deposit contract (contrato de arras).

The arras contract usually sets out:

You should not sign a document you do not fully understand. If you are buying from another country, it is especially important to review the contract in a language you understand and to receive a simple explanation of its consequences.

The arras contract is not a mere formality. It can commit a significant amount of money. That is why, before signing, we go through the essential points together and coordinate the legal input required.

6. Calculate the purchase taxes and costs

The price of the home is not the only amount you need to take into account.

If you buy a resale home

In the Balearic Islands, Property Transfer Tax (Impuesto sobre Transmisiones Patrimoniales, known as ITP) applies. The general rate is progressive and, in 2026, ranges between 8% and 13%, depending on the value of the property.

As a general guide:

There are special cases and possible reduced rates. They do not apply automatically to every buyer and depend on factors such as the use of the home, income, residency and other conditions.

The ATIB (the Balearic tax agency) publishes the tax information for the Balearic Islands. Before calculating your final budget, it is worth confirming the regulations in force and your specific case.

Other usual costs

You should also allow for:

For a new-build home, the tax treatment is different and normally involves VAT (IVA) and Stamp Duty (Actos Jurídicos Documentados). The final figure depends on the type of property and the transaction.

Illustration of a notary's table with a title deed, keys and a Mediterranean home

7. Look into financing if you are a non-resident

Spanish banks can offer mortgages to non-resident buyers. However, the conditions are usually different from those for a resident buyer.

The bank may ask you for:

It is also common for the bank to finance a lower percentage of the purchase price. That is why, as a non-resident buyer, you will usually need to contribute more of your own funds, on top of taxes and costs.

It is not advisable to sign an arras contract without a reasonable idea of how much financing you can get. If you need a mortgage, it is better to start the assessment before committing.

8. Signing before the notary and registering the property

The final step of the purchase is signing the public deed (escritura) before a notary.

At that point the main details of the transaction are reviewed and the transfer of ownership is formalised. If you are buying with a mortgage, the loan documents are signed too.

The deed is then submitted to the Land Registry. Registration means your ownership is officially recorded.

If you cannot travel to Mallorca, in some cases you can grant a power of attorney to a trusted person or a professional. This option must be prepared properly and reviewed with legal advice.

9. Take the annual costs into account

After buying, you will have some recurring costs:

The amount of IBI and the waste fee depends on the municipality and the characteristics of the property. Buying in Palma is not the same as buying in Sóller, Santanyí, Calvià or any other town.

If you plan to rent the property out, you will also need to consider the tax on rental income and the rules that apply to rentals. Regulations can vary depending on the type of rental and the corresponding licence.

Buying with clarity, not under pressure

Buying a home in Mallorca from abroad requires coordination. You need to understand the market, review the paperwork, calculate the taxes and keep communication constant.

My job is to support you throughout the process:

  1. We define what you need.
  2. We search for suitable properties.
  3. We organise the viewings.
  4. We analyse the real value.
  5. We negotiate with sound judgement.
  6. We coordinate the legal and documentary review.
  7. We guide you on the NIE, taxes and the notary.
  8. We stay by your side until the signing and beyond.

With the RE/MAX network behind you and personal attention up front, you get international reach without losing the personal touch.