Property Guide for Andorra
2017 provided continued momentum for property transactions, particularly for Xalets and the top end of the market with offer prices being forced ever closer to asking prices. There remains some overhang in the mass market and particularly for the older one or two bedroom apartments where good value can still be had and which can provide a reasonable rental yield. Transactions were up overall on 2016 and this trend is expected to continue into 2018.
The above is my opinon and experience in Andorra, I am not a registered agent just a realist!!
There are many internet based lists of properties out there, many which are just databases, some out of date and some overvalued. Identifying the suitable primary agent for your needs can be a minefield for the unprepared. As part of my services I can act for you in finding the right property. I am partnered with some reliable and trusted registered agents. If you are interested in viewing apartments or xalets I would suggest that you let me know in advance what exactly are your requirements and then I can have the right agents prepare on your behalf a short list of properties to view without you wasting time viewing unsuitable or overvalued properties.
Please note I DO NOT CHARGE YOU FOR THIS SERVICE, so in effect you have the advantage of my local knowledge and I can act on your behalf and in your interests.
Please contact me if I can assist or represent your interests in any purchase or rental, whether in support of your passive residency application, investment or that holiday home.
The purchase of property is relatively easy normally with the payment of a deposit and after a few weeks of legal work a visit to a notary to obtain title to the property. There is a stamp duty tax payable to the comu (local parish) and which is fixed in all parishes at 1.5% of the purchase price. Also payable to the Government is the ITP at 2.5% (Impost de Transmissions Patrimonials). The buyer pays no commision to the agent for purchases, the commission paid by the seller is generally 5%.
Two years ago a capital gains tax was introduced to prevent speculation. There is a sliding percentage scale over a twelve year period which reduces from 15% to % 0 on the increase in sale value over purchase value.
Prices for purchases continue in 2018 to start at around € 70,000 which will buy a basic studio apartment. Two bedroom apartments vary from € 150,000 to € 600,000 for a new quality finish, three beds are on the market up to a price of up to € 900,000, the average guide for a three bedroom apartment would be in the region of € 300 - 400,000. Detached xalets are appearing at the € 7500,000 mark but generally now expect to pay more than € 1 million for a Xalet , especially a new build. Top of the range Xalets may set one back up to € 6 million.
Please click on the logo of ROC PROPIETATS for the latest offers for purchases.
Into 2017 the rental markey became very difficult with limited choices available and this will continue into 2018 with rental prices already being forced up.
One thing to note in renting a property is the up front payment of four months rental, this can be unexpected if you are not preapred for it. You are required to pay at the time of signing two months refundable security deposit, one month's rent in advance and also one month's rent for the Agency commission ( plus local tax of 4.5%).
Historically the rental yield has been around the 2-2.5% yield, so property is not that attracive as a rental investment compared to hotspots such as London and major financial centres. Currently acceptable investment yields can be found at the mid to lower end of the market.
Rental contracts are by law for five years and are heavily weighted in favour of the tenant. To evict the tenant the landlord has to provide evidence of mal treatment of his property or non-payment of rent or a breach of the conditions of contract. He cannot decide in the five years that he wishes to sell the property and get you to leave. Also the annual rental increase can be no more than the annual inflation rate, so again the landlord can't unilaterally decide to raise the rent.
The law has recently changed on how much notice a tenant is required to give. From February 2014 a tenant is required to give ONE month's notice for each year or a fraction of year remaining in the contract. This means that a person who rents an apartment whilst he is looking to buy may end up having to give or pay 5 months rent to get out of the contract. Now this can be negotiable and if you feel that you are looking at a shorter term rent it may be best to negotiate this at the start with the landlord. However the law is the law and if the landlord decides to pursue his penalty the Courts are likely to agree with him. Since the law was enacted very few landlords are not open to negotiation.
Rental prices start at about € 350 for a very basic studio or one bedroom, rising to about € 400- € 600 for a newer and larger one bedroom, from € 600 up to € 900 for a good size two bedroom apartment and from € 900 to € 1900 for the range of three beds and duplexes. There are some xalets and terraced houses for rent and you would expect to pay from € 1,500 to € 4,000 per month for the top of the range house, but renting larger properties can be more difficult for choice.