Launch offer — 3 months free free, no card

Detached house in Port d'Andratx, Andratx
Grade Bvillaluxury

Detached house in Port d'Andratx, Andratx

Andratx · Andratx · Illes Balears

€10.5M

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).

3.6%

Net Yield (after tax, all-in)

indicative range 2.7–4.6%

3.6%

Managed ROI (after tax)

8.2%

Gross Yield

50%

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: €971,956/yr
Average Daily Rate: €5774
+18.0% vs area baselineModern/contemporary style (+12%), No pool (-12%), Has sea (+10%), Luxury finish (+8%)
Net Yield (after tax): 3.6%
Payback Period: 27.4 years
5-yr Capital Value: €12.2M
10-yr Capital Value: €14.1M
Brixfox Score: 61.5 / 100

True Investment Cost

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

€11.9M

+12.9% over asking

Asking price€10.5M
itp€1.3M
legal€12,100
furnishing€30,000
notary registry€2,500
All-in investment€11.9M

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: 5
Bathrooms: 4
Building: 600 m²
Land: 1300 m²
Style: modern
Condition: excellent
Energy Certificate: In process
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

gold circular maze logominimalist branding

Score Breakdown

ROI
13.74
Visual Appeal
12.4
Ownership Security
13
Location
8.4
Land & Space
6
Rental Demand
4.98
Payback Speed
2
STR Suitability
1

Description

Perched on an elevated hillside, this villa enjoys a privileged position with breathtaking panoramic views of the sea and the surrounding landscape. Designed to offer both comfort and privacy, the property combines elegant living spaces with a seamless connection to its spectacular natural setting. The spacious master

Location

📍 39.5413°, 2.3866°

Andratx, Illes Balears, Spain

Visit SECRET PROPERTIES SL →Listed via Idealista.com
5-bedroom freehold villa in Andratx — photo 1 of 1
SECRET PROPERTIES SL

Detached house in Port d'Andratx, Andratx

Andratx · Balearic Islands · Ref BF-3611 Source verified · SECRET PROPERTIES SL · listed 17 Jun 2026
Asking price · Freehold
$11,413,043
View original listing
Ownership
Freehold
Bedrooms
5
Bathrooms
4
Built area
600 m²
Land
1300 m²
True net yield
3.6%
≈ $71,013/mo net after costs & tax
5-yr total return (net + appreciation)
9.5% / yr avg
Payback in ~27 yrs from rent
Brixfox Score 62 · B

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)
$6,276/night
50% ($3,138)Brixfox estimate($6,276/night)200% ($12,552)
Occupancy
50%
10%Brixfox estimate(50%)100%

Short-Term Rental

Indicative
Yearly income
$591,625
Likely range $354,975 – $828,276
Airbnb data$6,276/night · 50% occupancy
Rental income
$6,276/night · 50% occ.
$1,056,474
Running costs (20%)
Utilities, cleaning, maintenance
-$211,295
Income tax (24%)
Non-EU IRNR on gross rent
-$253,554
Net income
5.2% ROI
$591,625

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Andratx.

$68.9M$51.7M$34.5M$17.2M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $10.5M
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.
Paid back
Year 16: rental income alone has repaid the full purchase price.
2x return
Year 10: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$12.8M
+22%
Rental Income
+$2.9M
Total Position
$15.7M
+49%
8.3%/yr
Year 10
Capital Value
$15.5M
+48%
Rental Income
+$6.2M
Total Position
$21.8M
+107%
7.6%/yr
Year 20
Capital Value
$23.0M
+119%
Rental Income
+$14.6M
Total Position
$37.6M
+258%
6.6%/yr
Year 30
Capital Value
$34.1M
+224%
Rental Income
+$25.9M
Total Position
$60.0M
+471%
6.0%/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
Good
5.2% annual return
Occupancy
Average
50% average occupancy
Nightly Rate
Strong
$5774 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Strong
1300 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $5774 — positioned in the top tier
Stunning visuals with 8/10 instagrammability — commands premium nightly rates
Generous 1300 m² land — room for expansion or amenities

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 50% — factor in seasonal gaps

This villa is a strong investment. High rental demand and good returns make it suitable for both active and passive investors.

Risks & What-If

What if occupancy changes?

Owner Managed scenario

30% occ.
3.4%
$32,070/mo
40% occ.
4.5%
$42,760/mo
50% occ.
5.6%
$53,246/mo
current
60% occ.
6.7%
$63,936/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.