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Investing in Andorra from Spain without changing your residence

You do not need to move to Andorra to invest in its real estate market. As a Spanish non-resident buyer, you can purchase a property in the country provided you obtain foreign investment authorisation and comply with the purchase limits in force since 2025: a maximum of two apartments or one single-family home.

We explain what buying in Andorra without residing there involves: procedures, taxes specific to non-residents, mortgage conditions, and what returns you can expect if your goal is renting.

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Buying without residing: three key points

Mandatory prior authorisation

Any non-resident needs the Govern’s foreign investment authorisation before signing, with a typical timeframe of 15 to 20 business days.

Limit of two properties

From April 2025, a non-resident may own a maximum of two apartments or one single-family home, and cannot combine both options.

Real rental returns

Gross rental yields range between 3% and 5% per year, with Andorra la Vella and Escaldes-Engordany as the most established areas.

What taxes does a Spaniard pay when buying in Andorra without residing there?

As a non-resident, in addition to the purchase price you must factor in a specific tax burden that does not apply to those who already live in the country.

  • Tax on foreign real estate investment: 6% on the first property and 10% on the second.
  • ITP (4%) or IGI (4.5%), depending on whether the seller is a private individual or a professional.
  • Foreign investment authorisation fee: €300, in addition to the other taxes.
  • Notary and registration fees, usually paid by the buyer.
  • Overall, an additional 10% to 12% on top of the purchase price.
Calculate your investment in Andorra

How we support you if you buy from Spain

Invertir Andorra desde España Definimos tu objetivo de inversión

We define your investment objective

Second home, long-term rental, or holiday rental: each option requires a different strategy and a different area.

Invertir Andorra desde España Gestionamos la autorización

We manage the authorisation

Together with you, we prepare the documentation required to apply for foreign investment authorisation with the Govern of Andorra.

Invertir Andorra desde España Coordinamos la firma a distancia

We coordinate remote signing

We organise viewings, the notary appointment, and banking procedures to minimise your trips from Spain throughout the process.

What a Spanish investor should know before buying

Andorran banks typically finance between 50% and 60% of the property value for non-residents, compared to the usual 80% for residents.

It is necessary to open an account with an Andorran bank to manage the payment and prove the origin of funds in line with anti-money laundering regulations.

Foreign investors may not use the property for development for resale or for speculative tourist use, under current regulations.

There is a 90% discount on the foreign investment tax if you allocate the property to primary-residence rental for at least 10 years.

Andorra and Spain have a double taxation treaty, which is relevant if you later sell the property or receive rental income.

Frequently asked questions about investing in Andorra from Spain

Yes, you only need to obtain foreign investment authorisation and comply with the limit of two apartments or one single-family home per non-resident.

Between the authorisation, opening a bank account, and signing before a notary, the full process usually takes between one and three months.

Average gross yields are between 3% and 5% per year, with Andorra la Vella and Escaldes-Engordany as the strongest areas for long-term rentals.

Yes, the foreign real estate investment tax (6–10%) is added to the other costs, which those who can already prove effective residence in the country do not pay.

No, from April 2025 the limit is two apartments or one single-family home per non-resident investor, with no possibility of combining both options.