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Country Homes in Mallorca for Sale
More and more enthusiasts of the typical Mediterranean lifestyle are buying a country home on Mallorca. Most of the original country properties on Mallorca are located a little off the coast in the countryside and offer, in addition to ample plots of land, absolute peace in a Mediterranean atmosphere. Many prospective buyers of country homes on Mallorca do not even know that the southwest of Mallorca also offers quite interesting rural properties on the outskirts of typical mallorcan villages. In the surroundings of Port Andratx and Calvià, for example, some completely renovated country homes with sea views are for sale. But also the small, traditional natural stone finca with old fruit trees can be found in the Southwest of the island.
Finca for sale in Mallorca - Buying a Country Home in Mallorca
What does the word "finca" actually mean?
The term ‘finca’ is a Spanish word with several meanings that can vary slightly depending on the context:
1. rural property or plot of land:
In its original sense, a finca refers to a plot of land in the countryside, often with agricultural use, such as a farm or plantation.
2. country house or holiday home:
In Mallorca, the word ‘finca’ is often used to describe a country house or rural property for holiday purposes (e.g. a weekend home). These properties are often very secluded and designed for family holidays.
3. ownership or possession:
More generally, ‘finca’ can also mean property or an estate, regardless of whether it is located in an urban or rural setting.
In German, ‘Finca’ is often used for a Mediterranean holiday home, especially in the Balearic Islands (e.g. Mallorca).
A Mallorcan who talks about their ‘finca’ should be asked specifically what type of property they are talking about if this information is not immediately clear from the context!
Pure Mediterranean Lifestyle - Mallorcan Country House
Owning a country home in Mallorca is the dream of many Northern Europeans. Most people associate the term "country home on Mallorca" with a typical Mediterranean farmhouse with a natural stone façade, small windows, wooden shutters, and a Mediterranean garden. Most country homes on Mallorca are, however, rather simple houses with a rectangular layout, white facades and wooden beam ceilings. But there is also nothing missing in the atmosphere of these rural properties on Mallorca. Nestled in the Mediterranean landscape with olive trees and orange groves, time seems to have stopped here. With the purchase of a country estate on Mallorca, it is necessary to pay special attention to the local building regulations in order not to encounter problems with a potentially intended refurbishment.
What is the building law situation for historic fincas on Mallorca?
Fincas on rustic land (Suelo rústico)
A finca on Mallorca is generally not located on urban building land, but on ‘suelo rústico’ - (a form of farmland). Special building regulations apply to these rural properties, some of which differ considerably from the regulations for urban building land.
Historical evolution of building developments
Originally, the Ministry of Agriculture was responsible for constructions on rural land. Typical building projects, such as the construction of a new barn, could often be approved without much bureaucratic effort - or were simply built without the necessary authorisation. Many farmers extended their farms over generations according to the needs of their families. Stables or other agricultural buildings were often converted into homes without the necessary documents being drawn up.
As building permits were associated with taxes and fees, many avoided the official bureaucratic route. As a result, the documentation for historic fincas is not always complete.
Which authority is responsible for building a finca on Mallorca?
Today, two authorities are responsible for building on rural land in Mallorca:
1. the building department of the local town hall:
- Checking compliance with building regulations.
- Issuing building licences and approvals.
2. the Consell Insular de Mallorca:
This is an institution of the island's government, which is responsible for the administration of Mallorca.
- Administration of spatial planning.
- Protection of the natural appearance of the island, including the countryside and natural resources.
As the interpretation of the regulations can vary between these authorities, complications occasionally arise with building projects or the legalisation of existing buildings.
What should I bear in mind when buying a finca in Mallorca?
1. neighbourhood rights
In rural areas there are often special agreements, e.g. about shared access roads and rights of way.
2. water rights
Water is of enormous importance in agriculture. On many fincas there are historical well and water rights that are shared between neighbours.
3. building law situation
- Legality: Has the finca been built legally? Have all the necessary building licences and building approvals been obtained?
- Special building rights: Building rights are severely restricted on rustic land. Conversions or extensions can often only be carried out under strict conditions - or are not possible at all.
4. pools on finca plots
Whether a pool is legal depends on various factors. Today, legally constructed water reservoirs, so-called ‘safareigs’, are often used as pools. A safareig is an above-ground, rectangular water basin that was originally designed for the irrigation of fields.
Conclusion
The building law situation of historic fincas on Mallorca is often complex. It is particularly important to carefully check the existing rights and authorisations when buying or renovating. It is always advisable to work with an experienced real estate agent such as LUXURY ESTATES MALLORCA, architects and lawyers who are familiar with the local regulations.
Country Homes in Mallorca · All locations · All Price Ranges
/ All Locations
Also in the Southwest of the island Mallorca - between the capital Palma and the natural harbour of Puerto de Andratx - you will find all kinds of country homes. Especially the surroundings of Calvià and Andratx offer many idyllic country houses. Very often the country houses are located in the Southwest of Mallorca in small side valleys and seem to be totally secluded. The nearest village can often be reached by car in only a few minutes and even harbour towns like Puerto de Andratx, Santa Ponsa or Puerto Portals are only 10 minutes away by car.
/ All Prices
Country homes in Mallorca are for sale in all price ranges. Small country houses in need of renovation are already offered for about 400,000, - €. As soon as such a country house offers sea views, the prices are around 1 million euros even if the buildings are in urgent need of renovation. Especially between the village of Andratx and the harbour town of Port Andratx, you will find some of the most beautiful country houses in the Southwest. Should one of these properties be for sale, purchase prices of up to 15 million euros will be paid. It is important to know that the development of rural land is strictly limited. Therefore, today in the municipality of Andratx one needs e.g. 50,000 sqm of connected "rústico" land in order to be able to apply for a building permit at all and even then only a building with a maximum of 500 sqm may be constructed. Since there are hardly any suitable plots left, the high market value of the many small properties that could no longer be built in this way today can be explained.
/ Competent Advice from Experienced Estate Agents
Before buying a country home in Mallorca there are some important things to consider. Many older country houses were extended or rebuilt over the years by the Mallorcan owners according to their needs. Even if these building measures have been done decades ago and have never been objected to, this is no guarantee for a legally continued existence. As brokers, we, therefore, recommend that all necessary documents are checked very carefully. The list includes in particular building permits and final inspection, the entry in the land register, certificate of habitation, energy efficiency certificate and property tax payments. Especially the certificate of habitation will gain importance for properties in the future and is necessary to get or change the connection to the water and electricity supply.
As an experienced real estate agent we advise you regarding the individual characteristics when buying your country home in Mallorca. We regard it as part of our service to accompany you in the purchasing process and take over all necessary formalities. Particularly with the acquisition of a country estate on Mallorca, we recommend the examination of the purchased object by an experienced, local lawyer.
What types of country houses are there in Mallorca?
There are, of course, completely different types of country houses. In the centre of the island, you will mainly find properties on large, flat plots that often do not offer any views worth mentioning. On the edge of the Tramuntana mountains and in the hills along the east coast, the country houses offer breathtaking panoramic views over the countryside and/or the sea. Here you will find the most frequently searched finca types:
Country Houses in the Southwest
Country Houses on the east coast
Let Us Advise You!
We are local experts in country homes on Mallorca, we offer a carefully curated portfolio of fincas and rural estates for sale in the entire Southwest of Mallorca, and selected country houses across the entire island. We know every property personally and maintain direct relationships with the owners. Our deep-rooted expertise and years of hands-on experience in Mallorca's country property market—especially in the luxury home segment—ensure you receive unparalleled insight, guidance, and access to the most desirable rural properties on the island.
Please send us a search request according to your specifications!