The things no portal explains clearly.
Written for international buyers by people who actually know the Balearic Islands' legal, tax, and regulatory reality. Updated as the law changes.
ETV licences — the hidden value layer in Mallorca property
Since 2022, Mallorca has been under a moratorium on new holiday-rental licences. Listings with an existing ETV now trade at a measurable premium. Here's how the system actually works.
The true cost of buying — taxes, fees, and the 10–15% rule
Your headline price is not your all-in cost. Between transfer tax, notary, registry, and legal fees, budget 10–15% on top. Here's the exact breakdown for 2026.
Non-resident mortgages — what Spanish banks actually want
Spanish banks lend to non-residents, but the paperwork is heavier and the LTV lower than you'd get at home. Here's exactly what they ask for and the brokers who know the drill.
AFO — turning a grey-title finca into a clean buy
A rural Mallorca finca built before 2006 is often technically 'outside planning' — but there's a legal process to regularise it. Here's when AFO works, when it doesn't, and what it costs.
NIE + gestoría — the first two things every foreign buyer needs
You can't sign a purchase contract, open a bank account, or apply for a mortgage without an NIE. And you can't navigate Spanish bureaucracy without a gestoría. Here's how to get both — fast.
Pollença — the German capital of Mallorca
The north of Mallorca has been a German stronghold for two decades. Here's why Pollença keeps attracting DE/AT/CH buyers, what tax framework applies, and the local architects and advisors who know the area.
Buying in Formentera — the guide for Italian buyers
Italians are the dominant foreign-buyer group on Formentera: over 30% of visitors and the largest cohort of foreign property owners. This guide covers Italian-specific tax treatment, the Italy-Spain double-taxation treaty, NIE procurement from Italy, ferry logistics, and the small pool of agencies that actually control Formentera listings.
Buying in Mallorca — the guide for Italian buyers
After Germans and Brits, Italians are Mallorca's third-largest foreign-buyer cohort and the fastest-growing. Italian-speaking communities in Pollença, Andratx, Deià, and Palma. This guide covers Italian-specific tax treatment, the Italy-Spain treaty, NIE from Italy, the ETV moratorium, and the agencies with Italian-speaking teams.
Buying in Ibiza — the guide for Italian buyers
Italians are the second-largest foreign-buyer group on Ibiza after Germans, drawn by the mix of nightlife, food culture, and Mediterranean lifestyle they recognise. This guide covers Italian-specific tax treatment, where Italian buyers actually concentrate (Santa Eulalia, north coast, San José), the Ibiza ETV regime, and the agencies with Italian desks.
Buying in Menorca — the guide for Italian buyers
Menorca is the Balearic island Italians discover last and often love most. UNESCO Biosphere protection, slower pace, lower prices than Mallorca or Ibiza. This guide covers the Italian tax framework, where Italian buyers concentrate (Mahón, Ciutadella, Es Migjorn), Menorca's distinct rental rules, and the agencies serving Italian buyers.