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.