Verify the unit and its annexes
Each apartment, parking space and storage room may be a separate registry unit with its own Land Registry extract. Make sure every unit you are paying for is identified in the contract and the deed, and that the surfaces match the Cadastre. Roof terraces, enclosed balconies and mezzanines are frequent sources of discrepancy.
Investigate the community of owners
| Document | What it reveals |
|---|---|
| Certificate of debts | Whether the seller is up to date with fees |
| Minutes of recent meetings | Approved works, levies, disputes, lawsuits |
| Statutes and internal rules | Restrictions on rentals, pets, works, terraces |
| Budget and accounts | Real annual cost and reserve fund |
| Building inspection report | Structural or facade problems in older buildings |
Under the Horizontal Property Act, the apartment answers for unpaid community fees for the current year and the three previous years, even after the sale. Levies approved before completion should be allocated in the contract.
Planning, occupancy and building history
Check that the apartment is a legal dwelling with a habitability certificate, and that internal works (merged units, closed terraces, converted commercial premises) were licensed. In the old town, buildings may be catalogued, and works on facades, structures or roofs need heritage approval. See buying a listed building in Palma.
Rentals and tourist expectations
Palma prohibits holiday letting in apartments, and since 2025 new tourist places in apartment buildings are prohibited throughout the Balearic Islands. An apartment in Palma is a home or a long-term rental, not a holiday rental business. Be wary of listings that suggest otherwise.
Palma's neighbourhoods
The old town, Santa Catalina, Portixol, Son Armadans and Nou Llevant each raise different questions: heritage and building age in the old town, noise and commercial use in Santa Catalina, coastal and community issues near the sea, and new-build guarantees in Nou Llevant. Ask your lawyer to adapt the checklist to the building, not just to the apartment.
A Palma apartment contract checklist
- All units (flat, parking, storage) identified and included.
- Delivery free of tenants, charges and community debts.
- Allocation of approved levies and pending works.
- Seller warranties on licences for internal works.
- Furniture and inventory, if included.
- Retentions for a non-resident seller.
We act for apartment buyers in Palma and throughout Mallorca: see our due diligence service. For other legal matters in English, see Castell.law.
Before you pay a deposit, ask a lawyer
Send us the listing or the document you have been asked to sign. An English-speaking property lawyer will tell you what needs checking and what it could cost you not to.
Frequently asked questions
Can I rent my Palma apartment to tourists?
No. Holiday letting of apartments is prohibited in Palma. Long-term rental is allowed.
Who pays a community levy approved before I buy?
It depends on the agreement and when the payments fall due. Allocate it in the contract.
Is the parking space included automatically?
No. It is often a separate unit and must be included expressly.
Do I need a survey for an apartment?
For older buildings, a technical check of the apartment and the common elements is advisable.