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Detached house in Port d'Andratx, Andratx
Detached house in Port d'Andratx, Andratx — image 2Detached house in Port d'Andratx, Andratx — image 3Detached house in Port d'Andratx, Andratx — image 4Detached house in Port d'Andratx, Andratx — image 5
Grade C+villaluxury

Detached house in Port d'Andratx, Andratx

Andratx · Andratx · Illes Balears

€9.5M

Asking Price (EUR)

STR Restriction Warning

Balearics ETV moratorium: new short-term-rental licences are frozen. An existing, transferable ETV is required to operate legally — verify the licence and its transferability with the agency.

Limited comps — indicative only

Revenue projections are based on limited comparable data (0 comps, low confidence).

0.0%

Net Yield (after tax, all-in)

0.0%

Managed ROI (after tax)

1.2%

Gross Yield

52%

Occupancy

Net yield is after Spain's non-resident rental income tax (modelled at the non-EU 24% rate on net profit; EU/EEA residents pay 19%) and assumes deductible STR expenses — standard for EU/EEA owners and, per recent rulings, available to non-EU owners; confirm with a Spanish tax adviser. Holiday lets don't qualify for the 60% long-term-rental reduction.

Projected Gross Revenue: €131,409/yr
Average Daily Rate: €752
+29.0% vs area baselineImage quality 9/10 (+6%), Mediterranean-traditional style (+5%), Has pool (0%), Has sea (+10%), Luxury finish (+8%)
Net Yield (after tax): 0.0%
Payback Period: 99.0 years
5-yr Capital Value: €11.0M
10-yr Capital Value: €12.8M
Brixfox Score: 49.2 / 100

True Investment Cost

Spanish transfer tax + notary + registry + legal + furnishing & STR launch setup.

€10.7M

+12.9% over asking

Asking price€9.5M
itp€1.2M
legal€12,100
furnishing€30,000
notary registry€2,500
All-in investment€10.7M

Estimates use Spain's resale transfer-tax (ITP) schedule by region plus notary, registry and legal fees; furnishing & STR launch covers furniture, appliances, the tourist-licence setup and launch photography. Actual notary & legal vary — budget extra for surveyor, due-diligence and bank-mortgage fees if financing. Working capital (2–3 months operating buffer) not included.

Bedrooms: 4
Bathrooms: 5
Building: 420 m²
Land: 1800 m²
Style: mediterranean-traditional
Condition: excellent
Year Built: 2001
Energy Certificate: B
Private Pool
sea

STR Licence Status Unconfirmed

Short-term-rental licence unconfirmed — verify before purchase. In moratorium regions (Balearics ETV, Canaries VV) only an existing, transferable licence reliably permits Airbnb-style letting.

Design Features

infinity poolsea viewtraditional stone patiolush Mediterranean landscaping

Score Breakdown

ROI
0
Visual Appeal
15.6
Ownership Security
13
Location
8.4
Land & Space
6
Rental Demand
5.17
Payback Speed
0
STR Suitability
1

Description

This Mediterranean-style villa with guest house in Puerto de Andratx offers absolute privacy and unobstructed sea views in one of the most sought-after residential areas in the southwest of Mallorca. The property is located above a service road and is characterized by its generous layout. The main house is entered thro

Location

📍 39.5413°, 2.3866°

Andratx, Illes Balears, Spain

Listed by Luxury Estates Mallorca ® - Christie's International Real Estate via Idealista.com
4-bedroom freehold villa in Andratx — photo 1 of 5
Idealista.com
4-bedroom freehold villa in Andratx — photo 2 of 5
4-bedroom freehold villa in Andratx — photo 3 of 5
4-bedroom freehold villa in Andratx — photo 4 of 5
4-bedroom freehold villa in Andratx — photo 5 of 5

Detached house in Port d'Andratx, Andratx

Andratx · Balearic Islands · Ref BF-3461 Source verified · Idealista.com · listed 17 Jun 2026
Asking price · Freehold
$10,326,087
Ownership
Freehold
Bedrooms
4
Bathrooms
5
Built area
420 m²
Land
1800 m²
5-yr total return (net + appreciation)
5.1% / yr avg
Payback in ~99 yrs from rent
Brixfox Score 49 · C+

What nearby Airbnbs actually earn

Brixfox tracks the live availability calendars of Airbnb listings around this property. The rates and occupancy below are observed from real bookings — this is the data behind every yield figure on this page.

Location

Andratx

Balearic Islands, Approximate area

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Airbnb Comp Analysis

Finding Airbnb comps...

STR Restriction Warning

Balearics ETV moratorium: new short-term-rental licences are frozen. An existing, transferable ETV is required to operate legally — verify the licence and its transferability with the agency.

After-tax basis: net yield is after Spain's non-resident rental income tax, modelled at the non-EU 24% rate on net profit (EU/EEA residents pay 19%). Assumes deductible STR expenses — standard for EU/EEA owners and, per recent rulings, available to non-EU owners; confirm with a Spanish tax adviser. Holiday lets don't qualify for the 60% long-term-rental reduction.

Income Breakdown

Figures are modelled estimates derived from comparable short-term-rental data — not guaranteed returns or financial advice. Do your own due diligence before investing.

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$818/night
50% ($409)Brixfox estimate($818/night)200% ($1,635)
Occupancy
52%
10%Brixfox estimate(52%)100%

Short-Term Rental

Indicative
Yearly income
$79,988
Likely range $47,992 – $111,984
Airbnb data$818/night · 52% occupancy
Rental income
$818/night · 52% occ.
$142,836
Running costs (20%)
Utilities, cleaning, maintenance
-$28,567
Income tax (24%)
Non-EU IRNR on gross rent
-$34,281
Net income
0.8% ROI
$79,988

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Andratx.

$39.5M$29.6M$19.7M$9.9M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 302x ReturnToday: $9.5M
Capital appreciation
Property value growing at +4%/yr based on Andratx market trends.
Rental income
Cumulative net rental earnings collected over time, growing with annual revenue increases.
Total return
Capital value + rental income. Your actual total position if you sold and kept all rent.
2x return
Year 16: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$11.6M
+22%
Rental Income
+$391K
Total Position
$11.9M
+26%
4.7%/yr
Year 10
Capital Value
$14.1M
+48%
Rental Income
+$844K
Total Position
$14.9M
+57%
4.6%/yr
Year 20
Capital Value
$20.8M
+119%
Rental Income
+$2.0M
Total Position
$22.8M
+140%
4.5%/yr
Year 30
Capital Value
$30.8M
+224%
Rental Income
+$3.5M
Total Position
$34.3M
+261%
4.4%/yr
Turnkey Management

Your property, professionally managed

Buying from abroad? You won't lift a finger. A vetted local management partner is already connected to this listing — ready to run it as a short-stay rental from day one, so the Managed projections above are something you can actually rely on.

Vetted by Brixfox 6+ yrs operating 90+ properties managed ~2h guest response

Mediterráneo Stays

Vetted

Licensed VUT/VV management on the Costas & islands

21%
Management fee
of rental revenue — already in your Managed figures

Vivienda de uso turístico management for overseas owners. Regional licensing, national registry (Registro Único) and full guest operations.

What the fee covers

  • Listing setup & optimisation (Airbnb, Booking.com, VRBO)
  • Dynamic pricing & revenue management
  • 24/7 multilingual guest communication
  • Guided check-in / check-out & key handling
  • Professional cleaning, laundry & restocking
  • Maintenance & repairs coordination
  • Monthly owner statements & payouts
  • Guest screening & damage protection
  • Regional STR licence (VUT/VV/HUT) & national registry handling
  • Pool & garden upkeep
Visit Mediterráneo Stays

Ask Brixfox AI

Conversational analysis — questions about this listing, answered from real data.

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Weak
0.8% annual return
Occupancy
Average
52% average occupancy
Nightly Rate
Strong
$752 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Strong
1800 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $752 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates
Generous 1800 m² land — room for expansion or amenities

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 0.8% is below the market average — model your cashflow carefully

Consider carefully. Returns are below market average for this price point.

Risks & What-If

What if occupancy changes?

Owner Managed scenario

32% occ.
0.5%
$4,414/mo
42% occ.
0.7%
$5,807/mo
52% occ.
0.8%
$7,200/mo
current
62% occ.
1.0%
$8,592/mo

Data Sources & Methodology

ROI calculations use verified Brixfox Intelligence rental data from a 12-month trailing window. Opex: 20% owner-managed, 45% fully-managed. Market factors in Spain may impact actual yields.