Palma's main property areas
| Area | Typical property | Legal focus |
|---|---|---|
| Old town (Casc Antic, La Lonja, Santa Catalina) | Historic apartments, townhouses | Heritage protection, renovation licences |
| Paseo Marítimo, Portixol, Molinar | Seafront apartments | Community, coastal rules, parking units |
| Son Vida, Bonanova, Génova | Villas and houses with views | Licences, pools, plot boundaries |
| Nou Llevant, new developments | New builds | Developer guarantees, ten-year insurance |
| Ciudad Jardín, Can Pastilla | Houses and apartments near the beach | Licences, rental rules |
Buying an apartment: the community of owners
In an apartment purchase the community of owners is as important as the flat itself. Your lawyer should obtain the certificate of debts, the minutes of recent meetings and the statutes, to find approved levies for façades, lifts or roofs, rules on rentals or pets, and disputes. Parking spaces and storage rooms are often separate units in the Land Registry and must be included expressly in the deed. See our Palma apartment checklist.
Holiday rentals in Palma
Palma restricts tourist rentals much more than most of Mallorca. New holiday rental licences for apartments in multi-family buildings are not available in the city, and licences for houses are limited by zoning and other conditions. If you are buying in Palma as a rental investment, you should assume a long-term or seasonal rental model unless your lawyer has verified an existing, valid licence. See tourist rental licences in Mallorca and long-term rentals.
Heritage buildings in the old town
Many buildings in Palma's historic centre are catalogued, with different levels of protection. Protection affects which works are allowed, which materials must be used and how long licences take. Before buying a historic apartment or palace to renovate, check the catalogue level and what the town hall will permit. See buying a listed building in Palma and renovation licences.
Penthouses, terraces and works without a licence
Closed terraces, rooftop extensions and penthouse pools are common in Palma and often lack a licence. They can also affect common elements of the building and require the community's consent. Your lawyer should compare the Land Registry, the Cadastre and the actual property and review the licences before you sign. See legal due diligence.
New builds in Palma
New developments, especially in Nou Llevant, are sold off-plan with stage payments. Those payments must be protected by a bank guarantee or insurance, and the building must have a licence and the ten-year insurance on delivery. See new-build property in Mallorca and off-plan guarantees.
Commercial property and investment
Palma also attracts investors in commercial premises, offices and small hotels. These require checks on permitted use, activity licences and existing leases. See commercial property in Palma.
Costs, taxes and process
The process and taxes are the same as for the rest of the Balearic Islands: transfer tax on resale property, VAT and stamp duty on new builds, notary and registry fees and your lawyer's fees. See purchase costs and taxes and the conveyancing timeline. Our office is in the centre of Palma; this guide is published by Castell.law. See our property purchase lawyer service.
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?
In general, no. Palma does not allow new tourist rental licences for apartments in multi-family buildings, so most apartment owners rent long term or seasonally.
What should I check before buying an apartment in Palma?
The Land Registry, community debts and levies, the statutes, licences for terraces and works, the habitability certificate and the parking or storage units.
Can I renovate a historic apartment in Palma's old town?
Usually yes, but heritage protection may limit the works and lengthen the licence. Check the catalogue level before buying.
Do you have an office in Palma?
Yes. Our office is in central Palma, at C/ General Riera, and we also work remotely with buyers abroad.