Andorra – Finding Property to Buy

Who are the main estate agents operating in Andorra, and how do buyers typically use them?

Estate agents form a central part of property transactions in Andorra, bridging the gap between buyers and sellers and helping to bring deals to a successful conclusion. While their use is not strictly compulsory, foreign purchasers are strongly advised to engage either a real estate agent or a qualified legal professional before beginning their search in earnest.

The overwhelming majority of agents active in Andorra’s buy-sell market operate as selling agents — that is, they are instructed by and represent the vendor rather than the purchaser. This mirrors the default arrangement found across much of continental Europe, where the agent who lists the property acts for the person selling it. That said, most agents participate in deal-sharing arrangements with colleagues, which means that an agent you approach can effectively step into a buyer-facing role — taking your brief, understanding your priorities, and searching for and negotiating on suitable properties on your behalf with the vendor’s representative.

AGIA records show there are currently 315 licensed real estate brokers and 262 real estate agencies operating in Andorra. It is worth noting that the majority of these firms are not primarily engaged in residential buy-sell brokerage — many focus instead on services such as building management, property maintenance, or investment and asset management.

The agencies listed below are among the most prominent serving buyers in Andorra, including those coming from abroad. Agent profiles and market presence shift over time — always verify current details through reliable local sources and confirm AGIA registration status before formally instructing anyone.

• Engel & Völkers Andorra — Combines an extensive international network with on-the-ground local knowledge, operating from Andorra la Vella with a multilingual team covering sought-after areas including Escaldes-Engordany, Ordino, La Massana and Canillo. Website: engelvoelkers.com/andorra
• Roc Propietats — An established Andorran firm with more than 25 years in the market, specialising in sales, lettings and property management. An AGIA member and exclusive local partner of Hamptons International, it draws on a broad international network of buyers and sellers. Website: rocpropietats.com
• SERIANN — Operating since 1998 and headquartered in Escaldes-Engordany, SERIANN focuses on the sale, acquisition, rental and management of premium properties, offering bespoke support alongside a carefully curated portfolio.
• Gestim Andorra — With over four decades of activity at the heart of Andorra la Vella, Gestim provides end-to-end services including technical assistance, contract preparation, buyer and tenant vetting, negotiation and notarisation follow-up. Website: gestimandorra.com
• KW Andorra (Keller Williams) — Based in Andorra la Vella, this office blends the global reach of the Keller Williams brand with detailed knowledge of the local market, assisting individuals and investors across purchase, sale and rental transactions.
• And.Immo — A specialist in investment, sales and lettings of exceptional properties, combining home-market insight with an international perspective to deliver strategic, transparent and tailored guidance encompassing real estate consultancy and asset management. Website: and.immo
• Andorra Partner — Pairs buyers with multilingual agents who have thorough familiarity with every part of Andorra, serving both private individuals and corporate clients with a commitment to professionalism and discretion. Website: andorrapartner.com
• Pierce & Sharp — An agency that presents itself as a dedicated buying agency in Andorra, working exclusively on behalf of purchasers rather than vendors. Website: pierceandsharp.com

This is not a complete listing. The number of agents seeking to capitalise on a lively market has grown noticeably in recent years. Always confirm that any agent you are considering holds a valid, current AGIA licence before engaging their services.

Do estate agents in Andorra need qualifications or a licence to operate?

Buyers should always confirm that any estate agent they deal with is registered with the AGIA (Col·legi Professional d’Agents i Gestors Immobiliaris d’Andorra), since only properly registered agents are authorised to carry out this work within the Principality. AGIA is the professional regulatory body responsible for overseeing the estate agency profession across Andorra. Buyers should verify the current regulatory position directly with AGIA; contact information and further details can be found through the Andorran government’s official portal at govern.ad.

AGIA administers the licences, examinations and professional standards for the sector. Once each year, it offers a training course culminating in a final examination for aspiring Andorran real estate agents. Only candidates who pass this examination and pay a €3,000 deposit to the association are permitted to establish and run a real estate agency in Andorra.

Historically, the course and examination were managed directly by the government. As interest in the profession grew and concerns about professional standards emerged, the government transferred responsibility for the examination to the University of Andorra. While the course still runs over the course of a year, the examination itself has become substantially more demanding: the syllabus has expanded considerably, and applicants are now expected to demonstrate a solid grounding in Andorran law under rigorous marking criteria.

The AGIA examination covers a broad range of topics, from Andorran geography and the country’s administrative divisions to more technical subjects such as taxation, property law, and legal procedures governing transactions.

An important nuance for buyers to grasp: not every agent you encounter in the buy-sell market will personally hold a licence. Amongst the roughly 40 primarily exclusive property brokerage agencies, nearly all have just one individual in-house who holds the licensed broker qualification. This is because the AGIA licence is required only for the purpose of establishing the agency itself — once the agency is up and running, the owner may bring in and train additional agents without those individuals being required to sit and pass the AGIA examination personally.

This distinction matters when comparing Andorra with more tightly regulated jurisdictions. In the United Kingdom, estate agents do not need a specific government-issued licence but must belong to a statutory redress scheme such as The Property Ombudsman, and consumer protection legislation governs the conduct of all staff. In the United States, every practising agent must hold a state-issued licence earned through mandatory testing before they may advise clients. In Andorra, the licensing obligation falls at the agency level rather than requiring each member of staff to be individually qualified — so confirming whether the agency itself is AGIA-registered is the key verification step for any buyer.

How much do estate agents charge in Andorra, and who pays the fees?

From a buyer’s perspective, one of the most straightforward aspects of the Andorran property market is how agent fees are structured. Commission is paid exclusively by the seller and is capped at a maximum of 5% by law. Buyers pay no commission to the agent. This compares favourably with certain other markets — in Germany, for instance, buyers and sellers have traditionally shared the agent’s fee — making Andorra’s approach relatively transparent for purchasers.

Sellers may negotiate a commission below the 5% ceiling, although this rarely happens when a single property is being sold. The statutory cap means that no matter how high the property value, the commission cannot exceed 5% (as of 2025; always verify the current rules with AGIA or a local lawyer).

While the seller bears the agent’s commission, buyers must still account for their own transaction costs. These include the property transfer tax (IGI) of 4.5%, notary and registration fees of 0.5–1%, and any buyer’s agent fee where applicable. Notary fees amount to approximately 0.1% of the sale price, plus a fixed element of between €600 and €1,300 depending on the value of the transaction (as of 2021; verify current notary fee schedules directly with a notary or an authoritative source). All costs should be confirmed with the relevant professionals before any commitment is made.

Because real estate agencies are subject to obligations under Andorra’s Anti-Money Laundering Law, they are required to apply due diligence measures proportionate to the complexity of the client and the transaction, and will need to gather documentation from you before a purchase proceeds. Any agency should set out its fee arrangements in writing before you formally instruct it.

Where else can buyers find properties for sale in Andorra, apart from estate agents?

While working with agents is the primary route to finding property, there are several complementary channels worth considering — though each carries notable limitations in the Andorran context.

Online property listing portals

Browsing property portals online is a useful way to build an early picture of the market before engaging agents directly. Relevant platforms include:

• Engage.ad — engage.ad — A local Andorran platform listing properties for sale and rent, complete with agency profiles and market data.
• Idealista Andorra — idealista.com — The widely used Spanish-language portal includes some Andorran listings, though its coverage of the country is far less comprehensive than for Spain itself.
• Kyero — kyero.com — An internationally oriented portal that features a selection of Andorran listings targeting overseas buyers.

A word of caution: property databases online are frequently behind the actual market, and many listings will already be under offer or sold. Always check with the listing agent directly that a property is still available before planning a viewing trip.

Developer direct sales and off-plan purchases

New-build and off-plan developments continue to shape Andorra’s property landscape, with construction companies remaining busy delivering high-rise apartment schemes and premium chalets. Purchasing directly from a developer can give access to stock before it appears on public portals, but buyers should always obtain independent legal advice before signing any off-plan reservation agreement.

International property platforms and expat resources

The Alliance of International Property Owners (AIPO) at aipo.org.uk publishes guidance on buying in Andorra and links to AIPP-member agents. The Association of International Property Professionals (AIPP) at aipp.org.uk maintains a searchable directory of member agents who can be filtered for Andorra expertise.

Notarial records and municipal registers

Andorra has no central land registry, but each parish’s town hall (Comú) maintains its own real estate records for tax purposes. Title transfers are documented through the Andorran chamber of notaries, which records all public deeds relating to real estate, including encumbrances and any modifications to title. There are no general public registers in Andorra. Various private registers exist — such as those for companies, associations and foundations — but access to these is reserved to certain professionals, including lawyers and notaries. Since buyers cannot conduct their own title searches, appointing a lawyer at an early stage of the process is all the more important.

Word of mouth and community networks

Given how small Andorra is and how close-knit its expatriate communities tend to be, personal recommendations can be a genuinely valuable resource. Expat groups and online forums dedicated to Andorra — found through platforms such as Facebook Groups and Reddit — occasionally surface off-market opportunities and offer candid, first-hand assessments of agents and lawyers. Treat such leads as a useful starting point rather than a replacement for verified professional advice.

Is using a buyer’s agent common practice when purchasing property in Andorra?

Until quite recently, the concept of a dedicated buying agent was virtually unknown in Andorra. Buyer representation has never taken root in European property culture to the same extent as in other parts of the world, though this is slowly changing as the idea gains traction in cities across the continent.

Although Spain and France have traditionally been the dominant sources of foreign property investment in Andorra, the picture has shifted considerably at both the immigration and investment level. A growing number of new residents and international investors now arrive from a much wider range of backgrounds, with neither the language nor the cultural context of Andorra in common. Compounding this, available housing stock has stagnated, and — critically — there is no public record of completed sales, meaning historical transaction prices are largely opaque.

These conditions make a strong case for dedicated buyer representation. Pierce & Sharp positions itself as an exclusive buying agency created specifically to champion purchasers’ interests in this new phase of the Andorran property market. The agency asserts that no other truly exclusive buying agencies currently operate in Andorra — a claim that should be verified independently, given how quickly the market is evolving.

Where a dedicated buyer’s agent is not engaged, the most common practical arrangement sees agents share listings with one another, with the agent a buyer approaches effectively adopting a buyer-facing role — working to their criteria and conducting negotiations with the vendor’s agent on their behalf.

Buyer’s agents in Andorra are bound by the same AGIA licensing framework as selling agents — any firm offering these services should hold a current AGIA registration. Fees are typically structured as a percentage of the purchase price or a fixed sum, agreed in writing before any work commences. As of 2025, no publicly mandated standard fee structure exists specifically for buyer-only agents; confirm the current fee arrangements directly with any prospective agent before instructing them.

Are there organisations in Andorra that support or represent foreign property buyers?

No single official government body in Andorra is devoted exclusively to protecting or guiding foreign property purchasers. Nonetheless, a number of organisations and resources can provide meaningful support to international buyers at various stages of the process.

• AGIA — Col·legi Professional d’Agents i Gestors Immobiliaris d’Andorra
  The professional association and regulatory body for estate agents in Andorra. AGIA administers licensing, examinations and professional standards for the property agency profession. Buyers can use AGIA to confirm whether a given agent or agency holds a valid licence. Contact via the Andorran government portal: govern.ad.
• Col·legi d’Advocats d’Andorra (Andorran Bar Association)
  Any lawyer you instruct should be a registered member of the Andorran Bar Association. The Bar Association’s website provides a directory of registered lawyers with property specialisms, and you should satisfy yourself that your chosen lawyer has relevant experience in handling transactions for foreign buyers. Website: advocatsandorra.ad
• Ministry of Economy (Ministeri d’Economia) — Government of Andorra
  Foreign buyers are required to obtain Prior Authorisation for Foreign Investment (Autorització Prèvia d’Inversió Estrangera) from the Ministry of Economy before any property purchase can be finalised. The Ministry is the official point of contact for all matters relating to foreign investment authorisation. Website: govern.ad/economia
• Association of International Property Professionals (AIPP)
  AIPP is the trade body dedicated to raising standards across the international property sector and is a key backer of the Alliance of International Property Owners (AIPO). Buyers can search the AIPP member directory for specialists with experience in Andorran transactions. Website: aipp.org.uk
• Alliance of International Property Owners (AIPO)
  Publishes country-specific buyer guides, including Andorra-focused content covering the purchasing process and legal requirements. Website: aipo.org.uk

What other steps or considerations should foreign buyers be aware of when searching for property in Andorra?

Foreign ownership restrictions and the 2025 regulatory changes

Foreigners are permitted to buy property in Andorra, but the process requires obtaining prior government authorisation. New regulations introduced in 2025 have drawn clear boundaries around the number and categories of properties that foreign buyers may acquire. In March 2025, the Andorran Parliament passed Llei 5/2025 (the Omnibus Law), which came into force in April 2025. Among its provisions, the law imposed strict limits on the quantity and types of properties foreign investors may purchase, broadly prohibited foreign-financed developments intended for resale, refined the legal definition of “foreign investor,” and tightened tax and anti-speculation provisions.

Foreign buyers are restricted to a maximum of two apartments, one family home, or a plot of land on which a single dwelling may be built. A new tax on foreign real estate investment has also been introduced. The 2024 foreign investment law brought in new purchase taxes: a 3% levy on the acquisition of a first or primary residence and up to two parking spaces, and a 5% levy on second and subsequent purchases up to five properties. These rules remain subject to ongoing legislative development — always check the current position with the Ministry of Economy at govern.ad before making any commitment to purchase.

The mandatory foreign investment authorisation process

Before purchasing property in Andorra, foreign nationals must obtain Prior Authorisation for Foreign Investment from the Ministry of Economy. This process typically takes two to four weeks and requires documentation covering the buyer’s identity, details of the intended property, and evidence of the source of funds. Advisers, agents and lawyers routinely manage this process on behalf of their clients and submit the application — which must meet Catalan language requirements — on the buyer’s behalf.

The role of the notary

Notarial involvement is a legal requirement in every property sale in Andorra. The notary oversees the transaction as an impartial public official, providing safeguards for both the buyer and the seller. The instrument through which ownership is formally transferred is the “Escriptura Publica” — an official public title deed. In contrast to the approach taken in countries such as the United Kingdom, where conveyancing solicitors act as adversarial advocates for their respective clients, in Andorra the notary acts as a neutral party representing both sides. It is not the norm for each party to appoint their own separate legal representative. Nevertheless, engaging a lawyer who specialises in Andorran property law is strongly recommended, as doing so helps to avoid common pitfalls and provides independent protection for your interests throughout the acquisition.

Opening an Andorran bank account

Having a bank account with an Andorran institution is considered essential for purchasing real estate in the Principality, as all payments related to the transaction must be executed from an Andorran account. Property finance is available to both foreign nationals and residents, with local and international banks typically prepared to lend up to 70% of the property’s value. Demonstrable financial solvency and a clear, verifiable source of funds are key criteria that lenders will scrutinise during the approval process.

The deposit and preliminary contract

Once a buyer decides to proceed with a property, a preliminary agreement known as the “Promesa de Compra-Venda” or “Arras” must be signed. Foreign buyers typically pay a 10% non-refundable deposit at this stage to secure the property from the vendor’s side. Have your solicitor review the contract thoroughly before signing, and arrange the necessary funds transfer to cover the deposit payment.

Language considerations

Catalan is the official language used in formal documentation and contracts relating to property purchases in Andorra. The foreign investment application may be submitted in French, Spanish or Catalan, or in another language provided a certified translation accompanies it. If you require a language other than Catalan to be spoken during your notary appointment, arrange this in advance. Many well-established agencies can assist in multiple languages — enquire about language capabilities when drawing up your shortlist of agents and lawyers.

Limited supply and pricing transparency

One of the most pressing challenges for buyers in Andorra is the sheer scarcity of available stock. The country is small, and the number of properties on the market at any given time is limited. Securing exactly the right property will require patience; buyers who need to move more quickly may have to compromise on their wish list. Advertised asking prices can also vary widely, reflecting factors that are not always immediately apparent — including whether the seller is an Andorran national or whether the property is a secondary residence being disposed of under different circumstances.

Step-by-step property purchase process

1. Research and budget: Establish your total budget, including all purchase-related costs such as transfer tax, notary fees and any foreign investment tax, and confirm that you are eligible to purchase under the 2025 restrictions on foreign buyers.
2. Open an Andorran bank account: Securing an account with an Andorran bank before the purchase is essential, as all transaction payments must be made from that account.
3. Instruct an AGIA-registered agent: Confirm the agency holds a valid AGIA licence and begin your property search.
4. Instruct an independent lawyer: Engage a member of the Andorran Bar Association to provide independent advice, particularly regarding the foreign investment authorisation and the due diligence process.
5. Identify a property and make an offer: Once you find a suitable property, submit a written offer specifying the proposed price and any conditions. Negotiation is a normal part of the Andorran property market.
6. Apply for foreign investment authorisation: Prior to signing any purchase agreement, submit an application for Prior Authorisation for Foreign Investment (Autorització Prèvia d’Inversió Estrangera) through the Ministry of Economy.
7. Sign the preliminary contract and pay the deposit: On receipt of authorisation, sign the Promesa de Compra-Venda and pay the 10% non-refundable deposit. Your lawyer should check the contract before you sign.
8. Legal due diligence: Your lawyer will conduct searches and verifications, confirm the property’s legal status, and check for any encumbrances registered at the notarial chamber.
9. Complete at the notary: The purchase is finalised at a notary’s office with the execution of the Escriptura Publica. A Habitability Certificate may be required at this stage.
10. Pay taxes and fees: The buyer is responsible for settling all notary fees and applicable taxes arising from the purchase, which must be paid through an Andorran bank.

Frequently asked questions

Can I search for property in Andorra remotely before visiting?

Yes, to a degree. Online portals such as engage.ad and idealista.com carry a selection of listings, but these databases tend to lag behind the actual market and many entries will already be sold or under offer. A more effective approach is to contact AGIA-registered agents directly, outline your requirements, and ask them to share their current available stock. Most reputable agencies are able to arrange virtual viewings by video call. That said, given how tight supply is and how quickly the market can move, a personal visit is strongly advisable before committing to any offer.

Do I need an Andorran bank account before I can buy property there?

Having an account with an Andorran bank ahead of any property purchase is considered essential, since all payments connected with the transaction must be made from that account. You will need to demonstrate financial solvency, which typically involves providing recent bank statements and proof of income. Begin the account-opening process well in advance, as anti-money laundering checks for non-residents can take considerable time to complete.

What happens if the seller withdraws from the sale after the deposit has been paid?

The transaction is formalised through a document known as the “Promesa de Compra-Venda” or “Arras.” Under standard Arras contracts used in Andorra — which follow principles similar to those in neighbouring Spain and France — if the seller pulls out without justifiable cause after the Arras has been signed, they are typically obliged to return twice the deposit amount to the buyer. Your lawyer should review and explain the precise terms of any Arras contract you are being asked to sign before you commit.

Is it possible to buy property in Andorra without visiting the country?

Legally, a purchase can be completed through a notarially certified power of attorney (Procura), enabling a lawyer or designated representative based in Andorra to act on your behalf at the notary signing. However, the overwhelming consensus among property professionals and lawyers is that you should visit the country at least once before making a purchase commitment — both to view properties in person and to meet the advisers who will be representing your interests.

How long does the full purchase process take in Andorra?

From initial offer to completion, purchasing property in Andorra typically takes between four and six weeks. The most significant variable is the foreign investment authorisation, which generally takes two to four weeks but can vary. Allow additional time at the outset for opening an Andorran bank account and putting your professional team in place.

Are there restrictions on how many properties a foreign buyer can purchase?

Foreign buyers are limited to acquiring a maximum of two apartments, one family home, or a single plot of land on which to construct a dwelling. The 2025 Omnibus Law also introduced strict limitations on the types of property foreign investors may acquire and broadly prohibited foreign-financed developments intended for resale. These rules continue to evolve — confirm the current position directly with the Ministry of Economy or a specialist Andorran lawyer before proceeding.

Do I need a lawyer as well as an estate agent when buying in Andorra?

Notarial involvement is a legal requirement in all Andorran property transactions, and the notary supervises the process impartially on behalf of both parties. However, appointing your own lawyer who specialises in Andorran property law is strongly recommended in addition, since that lawyer will act exclusively in your interest in a way that the impartial notary cannot. This is particularly important for foreign buyers navigating the foreign investment authorisation process and the tax rules introduced by recent legislation.

What are the main taxes a buyer pays when purchasing property in Andorra?

Buyers of real estate in Andorra are required to pay taxes totalling 4% of the sale price: 1.5% is paid directly to the Comú (parish council) and 2.5% is remitted to the central government as the Impost de Transmissions Patrimonials (as of 2025). Foreign buyers who are non-resident or who have held residency for fewer than three years are also subject to the additional foreign real estate investment tax introduced under Law 3/2024 and subsequently updated by the 2025 Omnibus Law — the applicable rate varies depending on the type and number of properties being acquired. Always confirm the current tax rates with a local tax adviser or the Ministry of Finance before exchanging contracts.