Andorra – Property Rental Prices

What are typical rental prices in areas popular with expats in Andorra?

Rental values across Andorra have risen dramatically in a short space of time. Data from Pisos.ad covering the fourth quarter of 2024 recorded a 17% jump in the average rental figure, moving from €2,419.92 to €2,832.73. By November 2025 the average advertised price for residential rentals had reached €23.43 per square metre per month, a rise of 10.52% against December 2024 figures. Given how quickly conditions change, always cross-check current numbers on local portals such as Pisos.ad or through a registered agent.

Andorra la Vella, as the country’s capital and principal commercial centre, carries the highest rents of any parish. It offers the full urban package — shopping centres, restaurants, cultural facilities, easy access to public services and international schools — making it the natural first choice for newly arrived expats. One-bedroom apartments in Andorra la Vella were broadly ranging from €800 to €1,200 per month during 2024–2025, with the upper end of that band reserved for recently built or centrally positioned units. The central and western parishes — Andorra la Vella, Escaldes, La Massana, and Ordino — carry a 10–20% premium on a per-square-metre basis over eastern and southern areas.

Escaldes-Engordany, which borders the capital directly, sits at a comparable price level and has recorded some of the steepest appreciation in the country. A furnished one-bedroom property of roughly 40 square metres might historically have been found for €650–€850 per month, but those figures now represent the lower boundary of the market based on older data; current listings routinely open above €850 for such units — a substantial step up from just a few years ago.

La Massana attracts families and outdoor enthusiasts with its calmer mountain environment, scenic valley views, proximity to the Vallnord ski area, and relaxed community feel of local markets and cafés. Rental pricing in La Massana runs at around €16.80 per square metre, with properties tending to be larger — averaging approximately 168 m².

Encamp and Sant Julià de Lòria represent the more budget-conscious end of the spectrum. Sant Julià de Lòria records the lowest per-square-metre rates in the country at around €8.43, though properties there typically run to larger floor areas averaging around 209 m². In smaller towns or rural locations more broadly, monthly rents can fall in the €600–€900 range. At the upper end of the market, larger family homes across Andorra command €1,500, €3,000, €5,000 or more per month, while premium mountain villas occupy the very top of the range. All figures quoted are indicative for 2024–2025; readers should verify live pricing through current property portal listings or by speaking directly with estate agents.

Are there rent control laws or rental caps in Andorra?

Andorra has clearly moved in the direction of a regulated rental environment. The Government of the Principality enacted Law 24/2023 of 28 November, concerning stimulus and stability measures for the housing rental market, which entered into force on 1 January 2024. The legislation was conceived as a response to mounting social pressure and the difficulty many residents were experiencing in securing affordable housing, and it establishes a framework of rental extensions and update rules that vary according to when a lease was originally signed.

Where landlords and tenants once had broad freedom to set whatever rent they could agree upon, Law 24/2023 has introduced meaningful restrictions. Contracts signed between 2019 and 2021 are now subject to mandatory extension periods during which rent increases are tied to the Consumer Price Index (CPI) or capped flat percentages for properties charging specific per-square-metre rates.

Leases signed in 2022 or later retain more freedom to negotiate initial terms, though they continue to fall under the general Law on Urban Property Leasing. During any period of forced extension, rent adjustments are restricted to CPI movement, with the possibility of an additional margin of up to 4% in some circumstances depending on the rent level prior to extension. For contracts dating from 2022 onwards, annual upward revisions must track the CPI and comply with current leasing law — an approach broadly analogous to rent stabilisation mechanisms in a number of other European jurisdictions.

Andorra’s rental legal landscape continues to develop. The government’s draft deregulation bill sets out a phased relaxation of frozen rents from 2027 onward, with controlled increases and protections against sudden large hikes built in. Roughly 7,000 contracts dating from 2012 or earlier, or priced below €6 per square metre, are scheduled to enter the thaw first in 2027; contracts from 2013–2015 follow in 2028, 2016–2018 contracts in 2029, and those from 2019–2021 in 2030. Given the rate at which legislation in this area is evolving, always refer to the Government of Andorra website or seek advice from a qualified local professional for the most up-to-date picture.

How much deposit will I need to pay, and how is it protected?

While parties are free to negotiate the terms of a security deposit, the Urban Rents Law sets an absolute ceiling: the deposit cannot exceed two months’ rent, unless both parties agree to substitute or supplement the cash deposit with an alternative guarantee such as a bank surety. This cap is broadly consistent with limits applied in other European rental markets, though the way deposits are held in Andorra is meaningfully different.

One important distinction for those arriving from countries with stronger deposit protection regimes: the deposit is held in the landlord’s own private bank account, or occasionally in an account belonging to the estate agency handling the transaction. Andorra does not currently operate a government-backed deposit protection scheme comparable to the UK’s Tenancy Deposit Protection arrangements or the guidance frameworks provided by France’s ANIL, both of which require funds to be held in independently managed third-party accounts. As a consequence, any disagreements about deductions at the end of a tenancy are resolved through direct negotiation between the parties, or — if that fails — through the courts.

The deposit serves to ensure the tenant meets their contractual obligations and to cover the cost of any damage identified once the tenancy concludes. When the rental period ends, the landlord is legally obliged to return the deposit to the tenant at the point the keys are handed back, less any legitimate deductions for damage beyond normal wear and tear or rent arrears. Protecting yourself through thorough photographic documentation of the property’s condition at the start and end of the tenancy is therefore strongly advisable. For the most current guidance on deposit return timelines and dispute resolution procedures, consult the Andorran housing ministry.

Are there other upfront costs I should budget for?

First-time renters in Andorra are frequently caught off guard by the total amount of money required before they can collect their keys. The structure that applies at signing involves four months’ rent paid in one go — a sum that can be daunting if you have not prepared for it. Specifically, at the point of signing you are required to pay: two months’ rent as a refundable security deposit, one month’s rent in advance, and one month’s rent as the agency’s commission fee, to which the local IGI consumption tax of 4.5% is applied.

Compared with much of continental Europe — where a deposit of one month’s rent plus one month’s advance is the common convention — this four-month upfront requirement is significantly more demanding on your cash reserves. The agency commission is non-refundable once you take possession of the property, so this must be factored into your overall relocation budget as a fixed cost rather than an amount you might recover.

Beyond those headline figures, there are further practical obligations to account for. A home insurance policy is a legal minimum requirement. Setting up an Andorran bank account is an operational necessity rather than merely convenient, since utility services — electricity, water, internet — and rent itself are settled by direct debit from a local account. Connection fees and initial meter readings for utilities are generally the tenant’s responsibility. That said, ongoing utility costs in Andorra are quite reasonable: water, electricity, and gas together average approximately €90 per month as of 2024, which compares favourably with charges in neighbouring Spain and France.

If you are using an estate agent, verify that they are registered with the professional body AGIA (Col·legi Professional d’Agents i Gestors Immobiliaris d’Andorra). Only agents holding valid registration with this body are authorised to conduct property transactions in the Principality.

Do rental prices and availability change at different times of year?

Andorra’s rental market follows a pronounced seasonal rhythm, driven overwhelmingly by the winter ski season. Rental prices begin climbing in early September as the country prepares for the influx of seasonal workers arriving ahead of the ski season, and they typically ease back slightly from late April once the slopes close. The pressure exerted by seasonal workers at the lower end of the market propagates upward through other price brackets, affecting availability and asking prices across the board.

Through the winter months, Andorra draws large numbers of skiers and snowboarders, which amplifies demand for rental accommodation around major ski resorts such as Soldeu and Pas de la Casa. Both short-term holiday lets and longer-term residential rentals face heightened competition during this period, pushing prices higher. At the luxury end, chalets and penthouses in prime locations can command upwards of €10,000 per month during peak ski season.

From roughly September onwards and below the €3,000-per-month mark, there is very little room to negotiate on price. During the quieter off-season window between April and August, reductions of 5–10% on properties listed above €2,500 are not unreasonable to seek. For anyone planning a permanent relocation, timing your property search between May and August gives you the best combination of available stock and negotiating leverage. Summer also brings visitors drawn by Andorra’s mountain scenery and outdoor pursuits, and areas like La Massana may see some tourism-related pricing effects, though demand for long-term leases generally remains lower than in winter.

Regardless of season, the scarcity of rental stock means that desirable properties move extremely quickly. Online listings frequently lag behind reality — many apartments are agreed before the advertisement ever goes live — so acting swiftly and supplementing online searches with direct contact with agents and local community networks is essential.

What are the typical lease terms and tenant rights in Andorra?

Standard residential tenancy agreements in Andorra carry a minimum term of five years for primary residences, though one-year initial periods are also encountered. This contrasts with many other countries — in France, for example, unfurnished leases conventionally run for three years, while Spain operates a five-year term with an automatic three-year extension available to tenants. Andorra’s five-year term applies from the outset and is designed to provide tenants with a high degree of stability.

The entire framework of Andorran rental law is oriented toward protecting the tenant’s continued occupation. Contracts run for five years and roll over automatically on expiry. Rent revisions are pegged to the CPI, landlords bear responsibility for property maintenance and face penalties for neglect, and both sides of the contract are subject to defined notice requirements. Removing a tenant through eviction is a formal procedure requiring both court involvement and municipal process, with the law explicitly protecting tenant rights throughout.

A tenant wishing to vacate early must give the landlord one month’s written notice before departing. Failure to provide the required notice carries a financial penalty equivalent to one month’s rent for each year remaining on the contract. Landlords face far tighter constraints: the grounds on which a tenancy can be terminated early are strictly limited to demonstrable mistreatment of the property, persistent non-payment of rent, or a clear breach of the terms of the lease.

For contracts falling within the forced extension provisions of Law 24/2023, any rent adjustment during the extension period is capped by government legislation to prevent disproportionate increases. Where no agreement to renew or terminate has been reached as the contract approaches its end, the tenant is entitled to invoke their right to force an extension. The full text of Andorra’s tenancy legislation is published by the Butlletí Oficial del Principat d’Andorra (BOPA). For personal legal advice, contact a lawyer registered with the Col·legi d’Advocats del Principat d’Andorra.

Is it easy for foreigners or non-residents to rent property in Andorra?

One encouraging aspect for newcomers is that renting — as distinct from purchasing — does not require any government investment authorisation. You do not need a residence permit before you can rent in Andorra; the country permits individuals living outside the Principality to take on a rental, and basic identification in the form of a valid passport or national identity card is legally sufficient. In practice, however, the documentation that landlords and agencies expect can present genuine challenges for those who have only recently arrived.

A typical rental application will call for: a valid passport or national identity document; evidence of income or employment such as a signed contract or a letter from your employer; and, increasingly, confirmation that you hold an Andorran bank account. The bank account requirement is not bureaucratic formality — utilities, insurance and rent are all settled by direct debit from a local account, and most landlords will not proceed without one. Initiating the account-opening process as early as possible in your relocation planning is therefore strongly recommended, as the procedure can take several weeks for non-residents.

Because Andorra does not maintain a centralised credit-scoring infrastructure comparable to those operating across much of Europe, landlords depend heavily on income documentation and personal or professional references when assessing applicants. If you lack a local employment history, offering to pay additional months’ rent in advance or providing a bank guarantee can materially strengthen your application.

The practical advice is to use property websites as a starting point while simultaneously engaging local estate agents and asking around within the community where you want to live. A significant proportion of available properties in this small country never reach the internet at all, and word-of-mouth connections frequently unlock options that formal listings miss.

Securing a rental is widely recognised as one of the most difficult steps in the Andorran residency process. Supply remains very tight, and rental prices are continuing to rise through 2024 and into 2025 with limited sign of relief on the horizon. Engaging a relocation specialist or an AGIA-registered agent well before your arrival — ideally while you are still planning the move — can make a substantial difference to both your chances of success and the time it takes to find something suitable.

The typical sequence of steps for renting a property in Andorra as a new arrival is set out below:

1. Research the market before arriving. Use portals such as Pisos.ad, Idealista, and individual agency websites to build a realistic picture of current prices in your preferred parish. Bear in mind that a large proportion of properties are let before any online listing appears.
2. Contact AGIA-registered estate agents. Only agents holding valid AGIA registration are legally permitted to conduct rental transactions in Andorra. Using a registered professional provides legal protection and access to off-market properties.
3. Prepare your documentation. Assemble your passport or identity card, proof of income or employment, at least three months of bank statements, and any employer or professional references you can obtain. An employer letter confirming your role, contract type, and salary carries particular weight with landlords.
4. Open an Andorran bank account. Since rent and all utility payments are typically made by direct debit from a local account, this step is a practical necessity rather than an option. Begin the process as early as you can, as account opening for non-residents may take several weeks.
5. Budget for upfront costs. On signing day you will be required to pay two months’ refundable deposit, one month’s rent in advance, and one month’s agency commission plus IGI tax at 4.5% — a minimum total outlay of four months’ rent.
6. Review the lease carefully. Check that the contract clearly states the monthly rent, the lease duration (normally five years), the annual review mechanism (CPI-linked), what is and is not included in the monthly rent, and the agreed condition of the property at handover. A jointly signed inventory at the start of the tenancy is strongly recommended.
7. Arrange home insurance. A residential insurance policy is a legal minimum and must be in place no later than the point of signing the lease.
8. Sign the contract and collect keys. Once payments and paperwork are complete, sign the lease in front of the landlord or an agency representative. Retain copies of every document, all receipts for payments made, and the signed inventory.

Frequently asked questions

Can I rent in Andorra without being a resident?

A residence permit is not a prerequisite for renting in Andorra. The country permits individuals based outside the Principality to enter into rental agreements, with a valid passport or national identity card serving as sufficient legal identification. In practice, however, you will still need an Andorran bank account and documentary proof of income to meet the requirements most landlords impose.

Is the deposit held in a protected scheme?

The security deposit is held in the landlord’s private bank account, or occasionally in an account belonging to the estate agency involved in the transaction. As of 2025, Andorra does not operate a mandatory government-backed deposit protection scheme requiring funds to be held by an independent third party, unlike systems that exist in several other European countries. Any disputes over deductions are typically handled through direct negotiation or, if necessary, the courts. Thorough photographic documentation of the property’s condition at the start of the tenancy is the most effective way to protect yourself.

What happens if my landlord tries to raise the rent significantly?

For contracts subject to forced extension — those signed before 2022 — rent adjustments are restricted to the CPI movement, with an additional margin of up to 4% permitted in certain circumstances. Contracts signed from 2022 onwards must also follow CPI-based review rules in accordance with current leasing law. If you believe a proposed increase falls outside what the law permits, consult a registered Andorran lawyer or contact the relevant housing authority through the Government of Andorra website.

Are short-term or furnished rentals common in Andorra?

In 2024 the Andorran government introduced specific regulations governing short-term tourist rentals, requiring property owners wishing to let on this basis to obtain a licence and meet defined quality and safety standards. The Andorran rental market is primarily oriented toward longer-term tenants establishing residency, which is why five-year leases are the norm. Short-term furnished lets do exist but are available in limited numbers and are subject to the new licensing requirements.

How much notice does a landlord need to give to end a tenancy?

Tenancies in Andorra typically run for five years and renew automatically at the end of that term. Ending a tenancy early requires formal court and municipal procedures, which are designed to protect tenant rights. Landlords must be able to demonstrate one of a limited number of grounds: demonstrable damage to the property, persistent non-payment of rent, or a clear breach of the lease terms. Specific notice periods as of 2025 are set out in the Law on Urban Property Leasing — always confirm the current rules with a qualified Andorran lawyer.

Are pets allowed in rental properties in Andorra?

There is no national legislation that uniformly permits or prohibits pets in rental accommodation; the matter is governed entirely by the terms of the individual lease. Whether a landlord will accept pets is a negotiation to conduct before signing, and any agreement reached should be set out explicitly in the contract. Landlords letting smaller apartments tend to prohibit pets, while those with larger houses or rural properties are often more open to the idea. Never rely on a verbal understanding — get it in writing.

What is the best time of year to search for a rental property in Andorra?

Seasonal demand has a pronounced effect on both availability and price in the Andorran rental market. Asking prices begin rising in early September driven by seasonal worker arrivals ahead of the ski season, and typically dip slightly from late April once the slopes close. The period from May to August offers the widest range of available properties and the greatest scope for price negotiation. Searching from September onward means competing directly with seasonal workers and facing significantly reduced availability at lower price points.

Do I need a guarantor to rent in Andorra?

The law does not automatically require a personal guarantor, but individual landlords may ask for one — particularly when dealing with applicants who have no established income history in Andorra. The Urban Rents Law allows parties to agree on a bank guarantee as an alternative to a traditional cash deposit, and providing such a guarantee — or offering to pay several months’ rent upfront — is a frequently used means of strengthening an application when a local guarantor is not available. Raise this with your agent or landlord early in the process to identify the best approach for your circumstances.