Our Concierge Services in Mallorca

The south-west for everyday use, the Tramuntana for scarcity, the north-east for family life. The south-west, from Bendinat to Port d'Andratx by way of Son Vida, carries most of the international demand and most of the transactions. What is bought there is proximity: to Palma, its airport, its international schools and its harbours. The Tramuntana, from Valldemossa through Deià to Sóller, rests on a stock that does not grow. The range is a listed landscape, building is tightly held, and old stone houses rarely change hands. That is where the hardest properties to replace are found. To the north-east, Pollença and Alcúdia open onto sheltered bays and sand, which explains their family clientele. The farming middle, quieter about itself, remains where the most land is bought for a given sum.

Foreign buyers take close to a third of the market, and Germans lead it by a wide margin. In 2025, 29.8 % of Balearic sales went to foreign buyers, some 4,370 transactions. Germans account for 39 % of those purchases and the British for 9.4 %. Seven in ten foreign buyers come from within the European Union. Those foreign buyers are not looking for the cheapest way in. Their purchases pass 500,000 euros in 42 % of cases. Nowhere else in Spain does that proportion reach a quarter: in Madrid, Andalusia and Catalonia, fewer than one foreign purchase in four crosses that line. For a seller, that means the likely buyer does not live on the island. For a buyer, that the competition is international and often decides within a few days of viewing.

By the address and the paperwork, before the photographs. The first look is at the place: which way it faces, what the house actually looks at, real travel times to the nearest beach and the nearest village, the nature of the final approach and the immediate neighbours. None of that shows in a listing. The second is at the documents: agreement between the land registry, the permits and what is actually built, rights of way and easements, water supply and drainage, and, for anything meant to be let, a tourist stay licence and a registration number. Whatever could not be checked is flagged as such. An open question is worth more than a claim that cannot be stood behind.

Considerably more than a comparable property without one, and the gap has widened. The number of lettable places on Mallorca has not grown since February 2022. They are not created; they pass with the property, or come from a pool fed by owners who stop trading, at around 3,500 euros a place, three times a year. In March 2026 the places were allocated by draw. The consequence follows on its own: two identical houses are not worth the same if one holds a licence and the other does not. Licences issued in 2026 also cannot be transferred for five years, which makes older ones more sought after still. In Palma the matter is settled. The city closed every new place on 3 February 2026 across its whole territory. The 4,473 that exist there are now a permanently fixed stock.

Winter to judge the house, summer to judge the area. A Tramuntana property shows its real face between November and March: damp, heating, the state of the dry-stone walls, how the access road holds up in rain. An August visit shows none of that. The area, on the other hand, is judged in July and August: traffic, parking, noise from the neighbours, how busy the cove below gets. An address that is peaceful in February can be another thing entirely in mid-August. Two visits in two seasons beat one long one. It is the advice that comes back most often from buyers who come back to buy a second time.