Can foreigners buy property in Andorra in 2026?

Chambers’ Andorra real-estate guide summarises the live caps after Act 5/2025: foreign investors generally need prior authorisation to acquire ownership or other in rem rights, within limits such as two residential units (apartments or studios) with annexes, or one single-family home or a plot for building one, or up to six parking slots. Exemptions can apply for inheritance or liquidation of a matrimonial property regime. Andorran companies with significant foreign ownership and natural persons with under three years of uninterrupted residence face additional business-activity purchase rules.

Urban or property development aimed at speculation is tightly restricted. Limited exceptions exist for rental housing projects aimed at habitual residence with long hold periods and affordability conditions. Unauthorised investments can face fines and nullity risk, so treat the authorisation letter as part of the deal file, not a post-notary errand.

A purchase can support housing proof for some Immigració files, yet ownership alone does not create an active or passive residence card. Passive tracks still need investment, AFA, and insurance rules on the live form. Active tracks still need work or company substance. Banks will KYC the euro transfer path before you wire a reservation: Open a bank account.

Practice notes warn that reservation deposits around 10% can be lost if foreign-investment authorisation fails and the contract lacks a clear refund clause. Build that condition into the reservation before you fall in love with an Escaldes view: Living in Escaldes-Engordany and Living in Andorra la Vella. Many movers still rent first under a written lease while the purchase file runs: How to rent a home and Rental contracts and deposits.

Parish choice still decides lifestyle and asking prices more than the authorisation stamp: Where to live. Scam “guaranteed golden visa villa” chats that skip authorisation are a hard stop: Avoid rental scams.