How to Buy Land and Build a House in Andorra?
- elizabethhelenpier
- Dec 30, 2024
- 7 min read
Updated: Mar 8
When it comes to buying land and building property in Andorra, expect a good dose of classic southern European bureaucracy, long delays and expensive plots. Nonetheless, you will not be as limited as you would expect architecturally speaking, and you could get away with an awful lot more than in other European states. In this blog we explain the details and points to consider when you buy land and build a house in Andorra including all the different types of land for sale in Andorra, as well as building regulations, and steps to consider in the building process.
Types of land
There are 3 different types of land in Andorra and two more subcategories. Within these subcategories there is further designations as well. We will try and list in the simplest terms possible:
Urban land in Andorra
The land planning departments in the Andorran Government have a registry of all the privately owned land that is set aside for future building. This land is usually subdivided into plots, with drivable access, and connection to water, electric and waste. There are two types of urban land:
i. Consolidated urban land in Andorra
This means you are pretty much prepped to build on this land (no additional permits needed) and this is likely the land or plot type that interests most buyers. The build plan however is already set out. The issue comes if you are not in agreement with the build plan in place. To change the build plan, you will need to apply for a change with the land planning department.
ii. Non-consolidated urban land in Andorra
This land is part of what is called a Pla d’actuació i.e. a future planning scheme. These schemes are usually composed of a pre-determined group of 3-6 individual fields, not necessarily neighbouring to each other, but within close proximity to each other. These fields may be the property of one or various landlords. The reason why this land remains in this category, is because all owners have not yet come to an agreement in consolidating the area. To do so, you need the approval of all owners that agree in developing and investing the money for the utility connections. You can build a single-family home on this type of land despite it not being consolidated, but there are strict regulations such as the plot must be over 3000 square meters, and your house cannot exceed 300 square meters total built area. You may also be told to knock down said house for proper urbanisation at any point in the future by the local parish.
Urbanizable land in Andorra
Urbanizable land (not to get confused with urban land above) is land that needs major work done on it which will affect over 60% of the plot. This is land that is often out in the sticks and/or deep in the forest on a mountain edge. You cannot build a cabin here like with ‘non-consolidated urban land’, unless you get the express permission to change it to an urban category.
Non-urbanizable land in Andorra
As the name states, this land is non buildable. Land that is affected by natural risk zones, land that is in within natural parks or government owned, and plots that are in protected zones, all form part of this land category.
Steps to take when you are building a house
a) Look for land that is buildable / talk with an architect
b) Go to the land planning department at the local parish and discuss building options
c) Retain architect / possibly start looking for builders
d) Make an offer on the plot depending on the advice given in steps b) and c)
e) Complete foreign investment application if necessary
f) Buy the land
g) Enter the paperwork to the land planning department for your build
h) Wait for approval
i) Start and finish build
j) Have the house approved by parish and officially classed as a liveable property
k) Move in and sign yourself into the local parish
All in all, when looking at land for sale in Andorra to build on, you should expect a minimum of 2 years from start to finish once you have concluded the budget, the layout and the plans with the architect and engineer.
Land planning rules in each of the parishes
Each of the seven parishes in Andorra has their own land planning department. Each parish therefore has different regulations on how much can be built and what materials you can use in their zone. Currently the parishes of Canillo and Escaldes are much more liberal, while the stricter of the seven are Ordino, La Massana, and as of recent in 2025 Sant Julià also. The former have taken on board the needs of a growing population and have freed up land for development. On the contrary, the latter three are cutting back on building permits and stopping consolidation of urban land for the moment to stem the flow of building which has been constant for many years now. We consider it paramount to discuss with the land planning department in the parish in question before you make any decisions concerning a plot of land.
Building in the old towns of Andorra
As we mentioned above, plots of urban land do in fact get sub categorised further. One of the subcategories is the casc antic or old town. If the plot you are looking at is surrounded by old stone buildings and small cobbled streets, it is likely you are looking at the old town. The regulations to build in each old town depend on the parish in which they are located. To put it simply, they are much like protected land with listed properties. Even if you are building a new build in the old town, you are required to build according to the exact architectural specifications and dimensions of the local land planning department. Do not expect to be able to build underground parking or any new car access in these areas either, nor expect to build in the position you want on the plot. The house could turn out beautifully, but the entire building specifications will be decided by the public administration.
Peculiarities of plots of land in Andorra
On various occasions we have come across a plot in good shape and at a reasonable price, but with some peculiarities that end up making it a ‘firm no’ in the end. This is why we highly recommend conversing with the land planning departments before buying land and building a house in Andorra. Allow us to list some examples below of the peculiarities we have come across more recently:
a. A house set aside from a village, in nature, but still considered ‘casc antic’ (old town) and therefore subject to strict regulations.
b. The Town Hall requiring that the plot buyer pays for the entire urbanization of the public space in front of the property (pavement, street lamps, road paving) in order to have the land consolidated i.e. okayed for development.
c. The land planning department refusing permission for the construction of a single-family house on a tiny plot, as they wanted an investor to build a multi-family apartment block despite the minute size.
d. A plot of land for sale that was missing 10 square meters to be at the required size to build on (it should therefore not really be for sale).
e. The parish requesting that the plot buyer grants them nearly 50% of their private land to build a road on, in the future.
f. Neighbours spending 10 successful years blocking planning permission despite the land being urban, with all the correct permits, and having no visual effect on their property.
Building regulations
Although building regulations and architectural requirements change depending on the parish the property will be built in, there are certain governmental requirements that affect all property. For example, all roofs in Andorra must be cladded in slate. Another is that all exterior cladding must be cladded with a certain percent of wood and stone, no matter what the base structure is made of. This could mean being forced into using expensive materials and building methods. It could also mean government assessments, waiting times, and other external unexpected expenses.
For detailed information on building regulations, please see our blog post Guide to building regulations in Andorra.
How hard is it to find builders in Andorra?
Builders in Andorra are easy to come by but very difficult to pin down due to the current building frenzy in 2025. The issue arises not only with their availability to take on new projects, rather also if they have any interest in taking your project on. Some will be uninterested in single-family house builds. Many others will simply ignore you as per customer service standards in southern Europe. Others will only talk with you if you have an architect on board and architectural plans written up.
To what quality are buildings built in Andorra?
As with anywhere in the world, properties can be built to varying standards in Andorra. This also depends on the age of the building as standards have evolved greatly over the last 30 years. The majority of property in Andorra is built with a concrete structure and interior brick infill. They will therefore likely stand the test of time and do not need any treatment post build. There are almost no wooden builds here, as Spain is not accustomed to this type of construction. However, when it comes to interior design quality/sound insulation/layout etc., this is often lacking in Andorra, especially with older buildings prior to 2020. If you are buying off plan, you will get medium to basic quality finishes. If you are looking for top notch finishes, you would have to invest in a single-family luxury chalet. New builds have improved enormously but plots and house sizes are getting smaller or more compact, as the main aim of the developer is to invest minimally for maximum profit.
Can you trust the builders in Andorra to complete the job?
Yes. You can trust builders in Andorra. It is a small country (the size of a small town) making the concept of scamming people quite difficult. In order to operate as builders, they are covered by company insurance, meaning any personal liquidity issues of theirs should not affect you. Expect a laid-back attitude in terms of time schedules but they will eventually complete the job.
