Curated Alpine Estates: Off-Market Access
Exclusive access to Andorra’s premium real estate, 468 square kilometres of absolute scarcity.
What cannot be built, must be found.
Much of Andorra is protected mountain terrain, so land worth building on is scarce, and in the best locations it commands extraordinary premiums. The finest chalets, villas and penthouses, with panoramic valley views, private wellness centres and ski-in/ski-out access at Grandvalira, rarely reach the open market. They change hands quietly, behind closed doors. RelocAnd opens those doors.
Strategic Navigation: Law 3/2024
The foreign investment framework, turned to your advantage
| Framework Element | The Rule | The RelocAnd Strategy |
|---|---|---|
| REAL ESTATE TAX (IIE) | 6% of the real value of the investment, applied to the qualifying residential unit | Additional acquisitions and portfolio structuring analysed individually during due diligence |
| CAPITAL GAINS | 15% in year one, declining linearly to 0% after ten years | Hold-period planning aligned with your broader wealth strategy |
| RESIDENCY LINKAGE | No automatic right of residency: residency is a separate procedure, subject to the annual quota system | Should you wish, the two may be combined: each unit above €800,000 may count towards the passive residency investment |
Foreign Real Estate Investment
Luxury Real Estate Acquisition & Off-Market Access, with no residency required
Anyone wishing to invest in real estate in Andorra may do so without being a resident of the Principality. The transaction requires only the approval of Compliance and is taxed at 6%.
Investing in Andorra does not require residency
Acquiring real estate in the Principality is open to the non-resident investor. The gateway is not a permit but an approval: the transaction need only pass Compliance review, which RelocAnd prepares and coordinates with complete transparency from the very first day.
A real estate acquisition does not, of itself, confer any right of residency. Residency is obtained through a distinct procedure and is subject to the annual quota system. Should you wish, the two may be combined: real estate may count towards the passive residency investment, provided each unit exceeds €800,000.
Who falls within the foreign investment regime
The Andorran property market is of limited access for the following profiles, a deliberate scarcity that reinforces its exclusivity:
- a)Non-resident natural persons.
- b)Resident natural persons with less than three years of residency (three uninterrupted years within the ten years preceding the foreign investment application).
- c)Legal entities of foreign nationality.
- d)Legal entities of Andorran nationality with foreign participation exceeding 25% of their capital or voting rights. Foreign participation means that held by foreign nationals or by natural persons with less than three years of residency.
A deliberately select acquisition perimeter
Persons falling within the profiles above may acquire only:
- 1.Up to two flats, apartments or studios, together with their ancillary units, which may in no case exceed three parking spaces and three storage rooms or similar per flat.
- 2.Alternatively, one detached dwelling or one plot of land for the construction of a single detached dwelling.
- 3.In addition, up to three parking spaces.
Foreign legal entities may acquire the property for the pursuit of their own commercial activity. Foreign investment in property development is prohibited.
A transparent fiscal framework: 6%
The acquisition is subject to foreign investment tax (Law 3/2024) at a rate of 6% of the real value of the investment: a clear rate, known from the first day and built into the structuring of the transaction.
Note: the 6% rate applies to the qualifying residential unit. Additional acquisitions and portfolio structuring are analysed individually during due diligence.
From consultation to keys: four stages
- Private strategic consultationWe define the investor’s profile, the acquisition perimeter and the applicable fiscal framework.
- Due diligence and Compliance approvalWe prepare and coordinate the compliance file, in line with AML rules and tax transparency (CRS) requirements, through to approval.
- Off-market access and executionSilent listings, VIP viewings by chauffeured SUV or helicopter, discreet negotiation, due diligence and completion of the deed.
- Turnkey handover and continuing supportComprehensive preparation of the residence (interior design, security and audiovisual) and the support of our Lifestyle Management & VIP Family Office Concierge service.
Viewings conducted your way.
Begin with a private, strategic conversation.
The central node of a vetted network: Big Four accounting partners · International tax counsel · MoraBanc · Andbank · Crèdit Andorrà