Andorra – Finding Property to Rent

Where do most expats rent in Andorra, and why?

Certain parts of Andorra attract a disproportionate share of the expatriate population, owing to their range of services, transport connections, and overall atmosphere. The capital, Andorra la Vella, the ski-focused community of Soldeu in the Grandvalira region, and the town of La Massana are among the most sought-after locations. Each parish has its own identity, and the right choice for any individual will depend on personal lifestyle preferences, employment circumstances, and financial considerations.

Andorra la Vella and Escaldes-Engordany
These two adjacent parishes command the highest rents in the country, but they also concentrate the widest selection of services, retail outlets, international schools, and public transport options. Escaldes-Engordany has a distinctly upscale residential character, anchored by Caldea — one of Europe’s largest thermal spa complexes — and draws residents who value proximity to the capital alongside natural hot springs and a refined living environment. Andorra la Vella itself is home to contemporary apartment buildings, new-build developments, and panoramic penthouses, with many properties offering concierge facilities and private parking, making the area a natural fit for professionals, business owners, and investors.

La Massana
Set amid mountain scenery and directly connected to the Vallnord-Pal Arinsal ski resort, La Massana has established itself as a popular choice for families. It offers a quieter, more residential pace of life than the capital while remaining within easy driving distance of Andorra la Vella, and it supports year-round outdoor pursuits from winter skiing and snowboarding to summer hiking and cycling. Rental prices here tend to be more modest than in Andorra la Vella or the ski resort zones — a one-bedroom apartment may range from €500 to €800 per month, and a three-bedroom from €900 to €1,300 per month (as of 2023; verify current figures locally).

Soldeu and the Grandvalira area
The Soldeu–El Tarter corridor, positioned at the edge of the expansive Grandvalira ski domain, is a natural magnet for those drawn to Andorra by the ski industry or a mountain-centred way of life. The property mix here spans compact apartments to substantial chalets, and the area sustains a lively seasonal community. The resort premium pushes rents toward the upper end of the national range.

Sant Julià de Lòria and Ordino
Those on tighter budgets often look to Sant Julià de Lòria or Ordino, where rental costs are generally more affordable. Sant Julià de Lòria benefits from a milder climate and occupies the southernmost corner of the principality, placing it the shortest distance from the Spanish border and, by extension, from Barcelona and the Costa Brava. Ordino, by contrast, is one of the most peaceful and visually striking of Andorra’s parishes, attracting those who want a genuinely rural mountain existence.

What are the main property rental websites in Andorra?

Andorra’s rental market is too small to have spawned a single dominant platform in the manner of Rightmove in the United Kingdom or Immobilier.fr in France. Instead, several sites share the market, and prospective tenants are well advised to monitor more than one simultaneously — and to act without hesitation when a suitable listing appears.

• Pisos.ad — The newest entrant among Andorra’s property portals, Pisos.ad has quickly developed strong ties to the local market, and those who follow the sector expect it to become the most widely used rental platform in the principality in the years ahead.
• Idealista — A more polished, modern platform pitched at a younger demographic and at users who expect up-to-date photographs and accurate pricing. Listings here tend to reflect genuine current market values. It also covers properties immediately across the Spanish border, offering useful context for price comparisons.
• Busco Casa — A locally based Andorran site that publishes updated rental listings and prices. The interface is functional rather than elegant, and navigation requires some patience, but it can generate useful leads regarding available properties and relevant contacts.
• Properstar — An internationally oriented aggregator covering hundreds of Andorran properties across multiple languages, making it particularly welcoming for international searchers who are not comfortable navigating Catalan or Spanish interfaces.
• Lucas Fox — The agency portal for this luxury-focused firm lists rental properties in Escaldes-Engordany, La Massana, and Ordino. The site operates in English and is well positioned for those in search of premium homes.

Bear in mind that online listings can lag significantly behind actual market conditions in a fast-moving environment like Andorra’s — always contact the agency or landlord directly to confirm that any advertised property is still on the market before building plans around it. While none of these platforms has been purpose-built for international residents, Properstar and Lucas Fox provide the strongest English-language user experience.

Are there letting agencies or relocation agents expats commonly use?

Working with a knowledgeable real estate agent is particularly worthwhile for newcomers to Andorra. A good agent brings familiarity with local market conditions, the ability to identify properties that genuinely match your requirements, and the experience to guide you through the specific legal and procedural requirements of the Andorran rental system. Look for firms with a demonstrable track record of assisting expat clients, and do not hesitate to ask for references.

Several agencies have built a strong reputation within the expatriate community:

• MCA Assessors — A well-established Andorran firm handling both rentals and purchases, with a comprehensive English-language website and dedicated guidance for new arrivals working through the rental process for the first time.
• Lucas Fox Andorra — Operating from Av. del Consell de la Terra, 14-16, AD700 Escaldes-Engordany, and reachable by phone at +376 775 077, this agency specialises in the upper end of the market and has extensive experience working with international clients relocating to Andorra for tax residency purposes.
• Orada Real Estate — One of the principality’s largest real estate operations, offering personalised guidance on buying, selling, and renting. Their office is located at Carrer del Parnal, 2, AD700 Escaldes-Engordany, and they can be contacted by phone at +376 875 551 or by WhatsApp at +376 602 679.
• Immobiliaria Superior — A locally rooted agency with listings spanning luxury and mid-range properties for rent and an accessible English-language website.
• Living in Andorra — A relocation advisory service and information resource with deep local knowledge, valuable for orientation and practical guidance even if not a conventional estate agency in the traditional sense.

The number of property agents operating in Andorra has grown considerably in recent years, so it is worth taking the time to verify that any agency you engage has a genuine and verifiable track record before entrusting them with fees or deposits.

What other ways can expats find rental properties in Andorra?

A significant proportion of the best rental opportunities in Andorra never appear on any website. Given the country’s small size, in-person enquiries and personal connections frequently outperform digital searches — particularly when budget is a priority. Alongside the main portals and agencies, the following channels are actively used by the expat community:

• Facebook groups — Communities such as “Expats in Andorra” and “Andorra Housing / Alquiler Andorra” are lively and well-populated. Listings posted directly by landlords, sublet arrangements, and room-share opportunities regularly surface here before reaching any formal portal. Search Facebook for Andorra housing and expat groups to find the most active current communities.
• Word of mouth and personal networks — In a country as small as Andorra, asking around in person remains one of the most effective ways to find available properties, and many settled expats locate their next home through colleagues, neighbours, or community acquaintances rather than any online platform.
• Expat forums — Platforms such as Expat.com and Internations maintain Andorra-specific discussion threads where members share housing leads and offer candid assessments of particular agencies or landlords.
• Corporate relocation services — Larger employers in Andorra, especially in the financial, retail, and technology sectors, sometimes arrange or subsidise accommodation for staff relocating from abroad. If you are moving at an employer’s request, it is worth asking your HR contact whether any relocation support is on offer.
• Local noticeboards — In smaller settlements such as Ordino and La Massana, supermarkets, community centres, and parish notice boards occasionally carry handwritten or printed rental advertisements placed by private landlords — a testament to the fact that real-world networking in Andorra can be just as productive as any digital search.
• Andorra Guides (andorraguides.com) — A practical local resource that combines property listings with hands-on guidance for those working through the Andorran rental process.

What should expats expect from the rental application process?

Securing a rental property in Andorra follows a broadly predictable sequence, but there are elements that can take newcomers by surprise — notably the volume of paperwork required and the expectation in a competitive market that prospective tenants will be ready to commit quickly.

1. Identify a property and register your interest without delay — Get in touch with the agency or landlord as soon as you identify a property that suits your needs. Demand significantly outpaces supply in many areas, and hesitation between a viewing and an expression of serious interest can easily result in losing the property to another applicant.
2. Assemble your documentation — Rental applications in Andorra typically require proof of identity, an employment contract or income verification, and evidence that you can meet the security deposit requirement. Landlords may additionally ask for recent pay slips, bank statements demonstrating adequate funds, and — especially for recent arrivals with no Andorran employment history — a reference from a previous landlord.
3. Establish your residency position — Rental contracts in Andorra are closely linked to residency status. While formal residency is not a prerequisite for signing a lease, a signed rental agreement is itself usually a required supporting document when making a residency application. This interdependence can be confusing, and a local agent or immigration adviser can help you navigate the timing of both procedures.
4. Arrange a guarantor if necessary — Certain landlords — particularly those letting higher-value properties or dealing with applicants whose income comes from outside Andorra — may request a guarantor. This requirement is not universal but is more common for self-employed applicants or those relying on non-Andorran earnings.
5. Obtain a FEDA electricity certificate — Completing the rental process requires a certificate from FEDA, the company responsible for electricity supply across the principality, confirming that the supply to your new home is registered in your name. Your agency or landlord will typically be able to walk you through this step.
6. Take out contents and liability insurance — Tenants are obliged to hold and maintain real estate insurance covering the property they occupy. Arrange this before signing your lease.
7. Review and sign the contract, then make the initial payment — Once your application is approved, you will be asked to sign the lease and pay the full upfront amount (described in the costs section below). Since all formal documentation will be in Catalan, engaging a bilingual legal professional or a trusted interpreter to review the contract before you put pen to paper is strongly advisable.

What are the typical costs involved in renting in Andorra?

Throughout 2024 and into 2025, rental supply in Andorra has remained severely constrained, pushing prices steadily upward. One aspect that regularly catches new arrivals off guard is the requirement to pay the equivalent of four months’ rent at the moment of signing. The table below sets out what to expect:

At the point of signing, you will be required to hand over two months’ security deposit (refundable at the end of the tenancy), one month’s rent in advance, and a further month’s rent as the agency commission, together with IGI at 4.5% on the commission element. This initial outlay is considerably higher than in most of Western Europe — where one month’s deposit plus one month’s agency fee is more typical — so careful financial planning well before your move is essential.

In terms of ongoing monthly expenditure, a one-bedroom apartment in Andorra la Vella will generally cost between €800 and €1,200 per month as of 2025. In smaller towns or more rural locations, monthly rents tend to be lower, in the region of €600 to €900, while larger apartments in high-demand areas can reach €1,500 to €2,500 per month or beyond. Furnished one-bedroom apartments, where available, have been advertised from around €850 per month (as of 2024–25) — a notable increase compared with just a few years ago.

Utilities — water, electricity, and gas — average approximately €90 per month, though actual costs will vary with property size and heating arrangements. Always check your lease carefully to understand which, if any, utilities are bundled into the quoted rent figure. Given how rapidly the market is moving, all figures should be verified directly with a local letting agent prior to signing.

What types of rental contract are common in Andorra?

Residential tenancies in Andorra are governed by the Principality’s Urban Property Lease Law (Llei d’arrendaments de finques urbanes), which dates from 1999 and was substantially reformed by Law 24/2023, entering into force on 1 January 2024. Familiarising yourself with the key provisions before committing to a contract is essential.

Contract length
Standard residential tenancy agreements run for a minimum of five years, particularly where the property is being rented as a primary residence, though one-year initial terms are also used. Throughout that five-year period, tenants benefit from strong legal protections and security of tenure. This is a markedly longer commitment than the twelve-month assured shorthold tenancies prevalent in countries such as Ireland or the Netherlands, and the implications of signing such a contract should be fully understood before doing so.

Early termination and break clauses
If you choose to vacate before the agreed lease end date, you are generally required to give one month’s notice for each year remaining on the contract. Leaving a five-year tenancy at the end of year two would therefore require three months’ notice. The precise terms of early exit vary between contracts, so this section warrants particularly close attention — ideally with the guidance of a translator or legal adviser.

Rent reviews
Law 24/2023, effective from 1 January 2024, introduced new constraints on rental conditions and rent increases. Contracts signed between 2019 and 2021 are now subject to mandatory extensions and rent increase caps linked to CPI, with permitted increases sometimes including a margin of up to 4% depending on the pre-extension rent level. For contracts signed from 2022 onwards, terms may be freely negotiated between parties, but any rent adjustments must still track the CPI index under the current Urban Property Leasing Law.

Language and translation
Formal legal and contractual processes in Andorra are conducted in Catalan. While your agent may explain the content in Spanish, French, or another language, the document you sign will be in Catalan and will be binding in that form. Always have the complete contract reviewed by a bilingual legal professional or qualified interpreter before signing — the consequences extend over a potentially lengthy period.

What to check before signing

• The precise duration of the tenancy and any automatic renewal provisions
• The mechanism and frequency of rent reviews
• Which utilities, if any, are included within the monthly rent
• The circumstances in which the landlord may retain part or all of the deposit
• The notice period each party must give to end or decline to renew the tenancy
• Whether keeping pets, subletting, or making alterations to the property are permitted
• The property inventory and condition report signed at the start of the tenancy

What are the legal rights and protections for tenants in Andorra?

Andorra’s legal framework includes meaningful protections for tenants covering rent increase limits, eviction procedures, and security of tenure. The system is broadly considered to favour tenants, particularly with regard to continuity of occupation during the lease period.

Security of tenure
Tenants who comply with the terms of their lease enjoy considerable legal protection under Andorra’s property regulations. A landlord’s wish to sell the property does not automatically entitle them to terminate the tenancy — any new owner of the property is required to honour the existing rental contract.

Rent increase limits
The General Council approved Law 24/2023 of 28 November, introducing a suite of measures designed to stimulate the housing rental market and protect tenants from disproportionate rent increases. This legislation, which took effect on 1 January 2024, is aimed at making decent, affordable housing more accessible and at establishing clear limits on how and when rents may be raised.

Eviction process
Eviction in Andorra is a judicial process. A court order is required before any forced removal can take place; once obtained, the municipal authority issues a formal 15-day notice to vacate, after which enforcement action may follow if the tenant does not comply. Landlords have no right to carry out informal or self-help evictions.

Where to seek help in a dispute
Andorra does not operate a dedicated housing ombudsman or specialist tenant support body equivalent to those found in larger countries. However, several avenues are open to tenants who encounter difficulties:

• The Andorran courts (Batllia d’Andorra) — Civil disputes between landlords and tenants are handled by the court system. Proceedings are conducted in Catalan, making legal representation important for non-speakers.
• A local lawyer (advocat) — Andorran law firms including Raméntol Pujol and Cases & Lacambra have experience in property and tenancy matters and can advise on tenants’ rights in specific situations.
• Your parish (parròquia) — Each of Andorra’s seven parishes is administered by its own comú, which can provide information on local housing matters and may be able to facilitate informal resolution of certain disputes.
• The Andorran Consumer Association (Associació de Consumidors d’Andorra) — Provides general consumer rights support and can offer preliminary guidance on unfair contract terms or landlord disputes before matters escalate to court.

Consulting a legal professional or property specialist with solid knowledge of Andorran tenancy law is strongly recommended before taking any formal action. Maintaining thorough records throughout your tenancy — including photographs taken at the outset, written communication with your landlord, and a mutually signed inventory — is the most effective safeguard against deposit disputes at the end of your lease.

Frequently asked questions about renting property in Andorra

Can foreigners rent property freely in Andorra without a residency permit?

Yes — no legal barrier prevents foreign nationals from entering into a rental agreement in Andorra. In practice, a signed lease is usually one of the documents required when lodging a residency permit application, meaning that the two processes are often pursued concurrently. A local agent or immigration adviser can help you coordinate the timing effectively.

How much does it typically cost to move into a rental property in Andorra?

The standard upfront payment at the point of signing comes to four months’ rent in total: two months’ refundable security deposit, one month’s rent paid in advance, and one month’s rent as the letting agent’s commission, together with IGI at 4.5% on the commission portion. For a one-bedroom apartment at €1,000 per month, this translates to approximately €4,045 before you receive the keys. Always confirm the current figures with your letting agent, as market conditions can shift.

Are furnished properties common in Andorra?

Andorra’s rental stock ranges from contemporary city-centre apartments to traditional mountain properties, and both furnished and unfurnished options exist. Furnished properties are available but represent a more limited and generally more expensive segment of the market. The majority of longer-term expat rentals, particularly in the mid-market tier, are unfurnished. Check the furnishing status of any property before arranging a viewing to avoid unnecessary trips.

How do I avoid rental scams in Andorra?

Online listings in Andorra’s fast-moving market can be significantly out of date, and advertisements that appear unusually attractive on aggregator sites often warrant scepticism. Stick to established local agencies or verified platforms. Never transfer a deposit or agency fee before physically viewing the property, confirming the landlord’s identity, and having the contract reviewed by a bilingual legal professional. Where possible, pay by bank transfer rather than cash and retain every receipt.

Is it better to rent through an agency or directly from a private landlord in Andorra?

Both approaches are commonly used. Engaging a local agent offers valuable support when navigating the market and negotiating lease terms. Private landlord arrangements — discovered through personal networks, Facebook groups, or community connections — can sometimes provide greater flexibility and lower upfront costs, since no agency commission is payable. The trade-off is reduced procedural protection during the application stage and less recourse if a disagreement arises later.

How long does it usually take to find and secure a rental property in Andorra?

Throughout 2024 and into 2025, limited supply has made the market extremely competitive. Properties in popular areas can be snapped up within days of appearing, so having your documentation fully prepared before you begin viewing is advisable. From the start of your search through to signing a lease, allow at least four to six weeks, and consider booking short-term serviced accommodation to cover any gap in the meantime.

What happens to my deposit at the end of my tenancy?

The security deposit — typically equal to two months’ rent — is held by the landlord as protection against damage to the property or unpaid rent during the tenancy. At the end of the lease, the property’s condition is assessed against the move-in inventory, and the deposit should be returned in full if no deductions are warranted. Any disagreements about deposit deductions are resolved through the civil court system. The most reliable way to protect your deposit is to ensure a detailed, mutually signed inventory is completed at the very start of the tenancy.

Are contracts and all rental documents in Catalan?

Formal legal and contractual processes in Andorra are conducted in Catalan. Many agents and landlords are also able to communicate in Spanish or French, but the document that carries legal force will be in Catalan. If you are not fluent in the language, have the contract professionally translated or reviewed by a bilingual lawyer before signing — do not rely solely on informal explanations for a document with potentially five years of legal consequences.

Are there any restrictions on short-term rentals in Andorra?

Andorra’s residential rental market is structured around long-term occupancy, primarily because rental contracts are bound up with residency status. Short-term holiday-style lettings — typically one to three months — do exist, particularly in ski resort areas, but they are a small and more expensive segment of the market. If you need furnished short-term accommodation as a stepping stone while you establish yourself in the country, expect availability to be limited and prices to be notably higher than equivalent long-term rates.