Top investment opportunities and villas in San José, Ibiza
Whether you wish to call Ibiza your home or are interested in purchasing an exclusive property for investment purposes, you can rely on us, the island’s leading real estate agency, Prestige Properties Ibiza.
Our portfolio inspires buyers with luxury, modern architecture and interiors, stunning swimming pools, exclusive sea and countryside views, penthouse apartments, and plenty of investment opportunities.
This month’s blog will introduce you to a range of villas available in San José. San José (Sant Josep de sa Talaia), located in the south-west of Ibiza, is known for its natural beauty and international community of residents. Those interested in purchasing a home here will be pleasantly surprised – an ideal location for investing in a perfect ‘opportunity’ property.
We invite you to look at our top three picks that might be just what you are looking for…
Top investment properties in San José, Ibiza
Villa Elegant San Agustin
In addition to its privileged location, Villa Elegant San Agustin boasts an elegant contemporary design with four bedrooms and three bathrooms. This villa is located near some of the island’s most famous beaches, near San Agustin, within walking distance of the charming village of San José – and comes complete witha final tourist rental licence, which makes it an ideal investment property.
This quiet residential community home features a master suite with an en-suite bathroom (with two sinks and a bathtub), three other bedrooms with twin beds, and two bathrooms, one of which is en-suite; the other two belong to the family bathroom.
This home’s spacious open-plan living and dining room extends outside to a lovely covered terrace with garden and swimming pool views – perfect for al fresco dining and relaxing on sunny island days. The superior house features a minimalist design with pure white walls adorned with rich organic materials, reflecting and complementing its natural surroundings.
On the rooftop terrace, two wraparound sofas, coffee tables and polished floors overlook the inviting swimming pool below. Exotic palms and mature trees also shade a sumptuously furnished sun terrace. In addition to breathtaking hills and green countryside views, this upper level also offers a glimpse of Ibiza’s legendary western sunsets.
Ibiza tourist rental licences are becoming increasingly difficult to obtain. Laws have become stricter, and processes can take a long time. It is often considered a golden opportunity to find a property that has already been licensed and is ready to rent out. You can read more on obtaining a tourist license in Ibiza here.
Villa Campo Cala Conta
This property is ideal for investors or people looking to live in Ibiza all year round since it offers the possibility to add their own touch to the property, especially since it has all the paperwork in order, and obtaining a license to renovate will not be difficult for this property.
Located near amenities and with distant sea views, Villa Campo Cala Conta is a charming 4-bedroom villa near Cala Tarida and Cala Conta beaches. There is a living room and dining area overlooking the swimming pool on the ground floor, a kitchen with a separate entrance, and 2 bedrooms with ensuite bathrooms. The third bedroom with an ensuite bathroom can be found in the annexe, only a few metres from the main house’s entrance.
A fourth bedroom is located on the upper floor of this property, complete with an ensuite bathroom and access to its own private terrace, which provides distant sea views on a clear day.
Outside is a 60m2 swimming pool and superb gardens with mature plants.
In addition, there is further access to a large rooftop terrace with beautiful views towards Cala Conta and San Antonio, which offers fabulous sunsets in summer.
Lastly, in the basement, under the terrace, we have a garage and ample space to use as additional storage. Don’t miss this opportunity to purchase a home where everything is in place to obtain all necessary licences without a headache, a rarity in Ibiza.
Proyecto con Licencia San Agustin
Proyecto con Licencia San Agustin has recently received planning permission for a rustic Mediterranean-style detached house with a private swimming pool. This 15.153 m2 plot is located in a quiet residential area in the west of Ibiza; just a few minutes’ walk from the beach and restaurants.
The house is divided into two floors and an additional basement. Three double bedrooms and three bathrooms are on the first floor, along with a separate kitchen and dining area. A central courtyard faces south and is the centre of life in the house, which can serve as extra living space, combining indoors and outdoors during summer. There are many outdoor terraces, some with pergolas or solid roofs, plus a 24 m2 swimming pool. On the upper floor is the master bedroom, with a dressing room, private bathroom with bathtub and private terrace.
The construction project is ideally suited to those who want to determine their own style and quality requirements from the outset, which can serve as a holiday home and a house for year-round use.
When you buy a project with a building licence, you can define all finishes precisely to your liking. By having a licence ready, you don’t have to wait the usual 2 years + until you get one authorised, meaning construction can start immediately. With this particular house, after the investment in construction, you will have a finished house that costs ca. 2.100.000 € which is likely to sell for around 2.800.000€ (with the right finishes) if placed straight back on the market – so it’s an excellent investment opportunity all around.
Buying a property in Ibiza
When the right investment opportunity property that suits your requirements becomes available, you’re ready to start the process as quickly as possible. There are often some great investment opportunities here. But as the demand is almost always higher than the supply, if the perfect investment property still needs to be added to the market, then actively registering yourself with the right agent as early as possible comes highly recommended.
Are you looking to buy a property here in Ibiza?
Let’s chat with one of our agents to help you find a suitable property investment. We would love to hear from you!
For regular updates, recommendations, and experiences, keep up to date with our latest news via our social media pages and blog posts.
Do you have any questions or need more info? Send us a message and we will get back as quickly as possible!
Looking to buy a Villa in San Antonio (Ibiza) in 2026?
San Antonio is the second largest city on the island of Ibiza, known for its beautiful beaches, magnificent sunsets, and vibrant nightlife. In this article, we’ll discover the areas surrounding this popular tourist destination, revealing the best areas to buy a property in the San Antonio, Ibiza municipality.
The history of San Antonio Ibiza, tourism and real estate rise
Until a few decades ago, San Antonio town was still a local fishing village dating back 2000 years. In the 1980s, many ex-pats, particularly from Britain, moved to San Antonio to experience the dreamy Mediterranean lifestyle. Eventually, the area became a leading holiday destination, increasing the value of local properties and villas.
As a result, San Antonio has become an increasingly popular residential area for islanders and ex-pats alike, creating a notable British culture. Recent years have seen the real estate market gain recognition for its exclusive property locations and incredible opportunities for luxury homes and penthouses at very reasonable prices compared to the rest of the island.
When considering a Villa in San Antonio de Portmany, it should be no surprise that this beautiful coastal town offers a wide range of local amenities and a community atmosphere. There will never be a dull moment for you.
Mambo Cafe, Cafe del Mar, Savannah, and Mint Lounge are some of the well-known music venues in town, yet the area is also home to an array of vibrant and popular restaurants and possibilities; some of our favourites are:
Cine Regio. San Antonio’s historical and extravagant local cinema
Aquarium Cap Blanc. A natural aquarium inside an underwater cave with typical Ibiza marine species
Debunking San Antonio’s bad reputation,
Unfortunately, San Antonio has acquired the reputation of being a hedonistic and low-budget tourist destination. However, the party scene represents just a small portion of the town’s soul; other noteworthy points of interest include:
Spectacular beaches and coves
A family-friendly atmosphere
Local Ibicencan culture and cuisine
The best island sunset
Proximity to Eivissa town and to the best clubs and chiringuitos on the island
The municipality of Sant Antoni de Portmany is guaranteed to leave a lasting impression and ultimately dispel any false notions about the area.
San Antonio, Ibiza: one of the most reasonably priced areas on the island
From some of the island’s best beaches to breathtaking sunsets and a vibrant, family-friendly atmosphere, San Antonio has so much to offer. Property prices in the island’s second-largest town remain relatively affordable, which is probably its best feature.
For example, San Antonio is one of the few areas where it is possible to buy a 3-bedroom house for €500k, or a 6-bedroom villa for €1.5M (to be renovated). While these prices can also be found in less popular neighbourhoods of Ibiza town and Santa Eularia, San Antonio offers the best deals.
properties and villas in San Antonio, Ibiza
The beaches of San Antonio, Ibiza
San Antonio’s beaches are a paradise of natural gems with white sand coves, coastal paths, glistening waters, and bewitching sunsets. Despite the difficulty in defining a top few, these three are certainly special:
Cala Gracio,
Cala Salada & Cala Saladeta,
Punta Galera.
All these spots are popular with visitors, so if you are considering purchasing a property in Ibiza for investment and touristic rentals, they are highly recommended.
Cala Salada & Cala Saladeta
From Villas in Cala Salada, you can gaze at sunsets and sea views surrounded by nature. The town offers waters perfect for snorkelling and swimming. Residents in Cala Salada love the natural and hidden beauty but appreciate the convenience of being close to town and nearby villages within minutes.
Via the rocky paths that lead down from Cala Salada, you can reach its smaller sister Cala Saladeta, an even more secluded cove with golden sand and crystal clear waters.
Aerial view of Cala Saladeta, Ibiza islands, Spain
Punta Galera
There is no other place on the island with a cliff edge that can offer such a picturesque beauty as Punta Galera. Beach lovers who love nature and appreciate fewer human gatherings will love this spot.
Cala Gracio
Imagine an area filled with pine-clad hills and landscape views. Now add white sand and pool-like waters. It’s no wonder that Cala Gració is so appealing that many people rent a vacation villa or buy a property here.
Countryside and Villages around San Antonio, Ibiza
Exclusive villas in San Antonio’s countryside and villages feature views of rural landscapes and fascinating sunsets. The municipality comprises three picturesque villages characterised by traditional white churches: Santa Agnes, San Mateo and San Rafel.
Santa Inés (Agnes), Ibiza
Santa Inés’ beauty is well-known among tourists and photographers in Ibiza. They merely visit the area to marvel at its fields and landscape.
With acres of almond trees and cliff top walks overlooking the Islets of Ses Margalides, Santa Inés is a true haven. Also, while other major sunset spots like Es Vedra are often packed, this place is incredibly secluded and often overlooked.
Last but not least, the almond trees bloom in February with pretty pink and white blossoms.
San Mateo’s nature and hiking
A small, picturesque village surrounded by almond trees, vineyards, and orchards: San Mateo is a beautiful place to seek a property for sale. The small village offers a calm and traditional atmosphere, perfect for nature lovers. From here, a steep rocky trail will lead you to Cala Aubarca (Cala d’Albarca), where many hikers travel to cross a stone bridge on the sea.
San Rafael, restaurants and pottery
San Rafael is a tiny but vibrant village with plenty of good restaurants to choose from, such as:
San Rafael is also known as an "Area of Artisan Interest.". This village is home to some of the best potters on the island.
In conclusion, there’s something for everyone in the municipality of San Antonio: some of the best nightlife and beaches on the island, tranquil and traditional villages, and spectacular rural landscapes.
Buying a villa in this area is a great investment with some of the lowest prices in Ibiza and properties of a diverse nature: ranging from modern contemporary architecture to traditional fincas, passing through luxury apartments with the best views.
Do you have any questions or need more info? Send us a message and we will get back as quickly as possible!
Living in the municipality of Sant Antoni de Portmany (San Antonio Abad)
The Municipality of Sant Antoni de Portmany (aka San Antonio Abad or simply San Antonio) spans the West and North-West coasts of Ibiza and borders all four other municipalities on the island. The area occupies 126.80 km2 with an estimated population of 25,779 (of the total island population of 147,914).
In addition to its prominent tourism industry, Sant Antoni is known for its beautiful beaches, magnificent sunsets, vast countryside and vibrant nightlife. As well as being famous for tourism, Sant Antoni de Portmany has many other versatile and relatively less-known aspects. There are three beautiful rural villages with traditional white churches, Sant Agnes (Santa Inés), San Mateo, and San Rafael, and some of the island’s most secluded beaches.
The community, culture, and style of Sant Antoni de Portmany are incredibly diverse, with locals and international residents of all ages and lifestyles residing here throughout the year, including many ex-pats from the UK and Europe. Buying a property in San Antonio offers many opportunities for families, singles, couples, and retired clients. San Antonio provides many outstanding properties with various authentic charm, modern contemporary architecture, newly-built apartments, private communities and luxury lifestyle options.
Home buyers looking to buy a property in San Antonio can be typically sub-categorized into four distinctive areas; the Town, West Coast (Cala Salada, Cala Gracio, Punta Galera), North (Santa Inés and San Mateo) and the Interior (San Rafael, Buscastell, Benimussa).
Living in the town of Sant Antoni de Portmany (San Antonio, Ibiza)
Houses for sale in San Antonio appeal to a broad range of buyers and attract families, retirees, singles, young couples, and people who seek second homes for holidays and tourism. It is not uncommon for buyers looking for properties for sale in San Antonio to be attracted to the area’s proximity to local amenities, nearby beaches, restaurants, and cosmopolitan lifestyle with many restaurants, bars, beach clubs, accommodation, music, and superb sunsets.
The town alone has been central to the island’s tourism for more than 50 years. It powerfully entices many young visitors from all over Europe every year to experience Ibiza’s most iconic electronic house music and sunset venues. Mambo Cafe, Cafe del Mar, Savannah and Mint Lounge, strategically placed along or close to the main promenade known as Sunset Strip, are among its top hotspots. San Antonio’s West End also comes alive day and night where superclubs, such as Es Paradis, Eden, O Beach Ibiza and Ibiza Rocks Hotel, host world-class DJs and great pool parties.
Whilst San Antonio’s nightlife might sound a little overwhelming, July and August are the primary two months out of the year to be mindful of crowds. Otherwise, evenings spent strolling the promenade and enjoying the vibrant town outside of the ‘party scene’ are embraced by many different age groups, families and cultures during the rest of the year.
The main beach of San Antonio Town is located along the promenade. The 6km long central coast leads down to the Marina Port, ideally situated for those looking to buy or rent a villa (or apartment) in San Antonio town, where walking distance is essential. There is also easy access to the beach and Marina Port for families and those with disabilities. Here, the waters are settled and safe for young children, are filled with water sports and boating opportunities, and are conveniently just a stone’s throw away from anywhere local in the town. The town centre, of course, features supermarkets, typical local shops, fashion retail, beach essentials, pharmacies, souvenir shops, medical centres, hair and beauty salons, and almost every type of global cuisine imaginable.
Clients considering buying San Antonio villas and apartments for holiday rentals will find consistent revenue as these properties are always in high demand, especially during high season and within walking distance of the main sunset strip and town amenities. The town of San Antonio offers a wide selection of older Ibicencan-style homes with authentic charm, as well as brand new apartment builds and smaller detached homes at an affordable price (compared to other municipalities on the island).
Living in San Antonio West Coast, Ibiza
On the West Coast of San Antonio, houses for sale appeal primarily to retired couples, families, young couples, and lifestyle holiday home buyers and investors. Unlike those seeking property for sale in San Antonio town, this clientele group is drawn to coastal beauty and the awe of nature. A wide range of villas and properties can be found along the West Coast of San Antonio, close to the most popular yet secluded beaches. In contrast to San Antonio Town, properties for sale on San Antonio’s West Coast are situated in a more relaxed and authentic environment with outstanding sea views.
You can find stunning contemporary and exclusive modernised Mediterranean-style villas along the West Coast at Cala Salada, Cala Gracio, and Punta Galera (the area’s main beach hotspots) with direct access to unspoiled countryside, fishermen’s beaches, and the most famous sunsets in Ibiza.
Properties in Cala Salada & Cala Saladeta, Ibiza
Located just 10 minutes from San Antonio Town, Cala Salada is one of Ibiza’s most beautiful and regularly visited coves. As a popular destination, many visitors often seek services like ghostwriting, especially those looking for a peaceful environment to inspire their writing. The ghostwriting rates ghostwriting preise in this area are quite competitive, catering to a diverse clientele. Because the small cove is so beloved, San Antonio authorities have restricted parking access during the summer to keep crowds low and maintain its tranquility. Cala Salada, while very close to San Antonio Town, offers unparalleled natural beauty and crystalline waters, perfect for diving, snorkelling, and swimming, which altogether feel worlds away from the bustling town. Cala Saladeta, an even more secluded cove, has golden sand and crystal clear waters that you can reach via the rocky paths that lead down from Cala Salada.
Villas in Cala Salada offer unparalleled opportunities to observe spectacular sunsets and enjoy uninterrupted sea views surrounded by nature. Homebuyers and residents in Cala Salada love the hidden beauty but appreciate the convenience of being close to town and nearby villages within minutes.
Punta Galera, Ibiza
Just north of Cala Salada lies the infamous smooth rock and several flat terraces of Punta Galera. During my visit, I was accompanied by a renowned ghostwriter wien, who was seeking inspiration from the island’s natural wonders. There is no other place on the island with a staggering cliff edge that can offer such a serene and picturesque beauty. This rocky terrain is void of sand and amenities and is inaccessible by traffic or parking. This is the perfect spot for those who value nature and appreciate less human interaction on the beach. The water is at least two meters deep and mostly crystal clear. Just be ready to jump a little off the shore edge. The rocky terrain at Punta Galera is a peaceful and respected place where silence is upheld by all visitors, which is why many people practice yoga and meditation there.
Properties in Cala Gració, Ibiza
Cala Gració is another attractive and favoured beach cove close to San Antonio’s main town. The fine white sands and the natural pool-like waters are so appealing that many people elect to rent a vacation villa or buy a property there. The surrounding area is filled with pine-clad hills and enthralling landscape views. Next to Cala Gració main bay, is Cala Gracioneta. Cala Gracioneta is of typical Ibizan style, which is family-friendly with an incredibly chilled atmosphere and home to the renowned boho-chic Cala Gracioneta Chiringuito. The beach bar and restaurant, owned by the island’s famous Mambo Group, is the perfect spot to enjoy good quality Mediterranean cuisine and watch the surrounding beauty.
It is hard to find a property in Cala Gracio that doesn’t offer sweeping sunsets, sea views and the luxury of peace. All three spots here, known for their ghostwriting of the island’s serene beauty, are extremely popular with visitors, year after year, so if you are considering purchasing a property in Ibiza for investment and touristic rentals, Cala Gracio, Cala Salada, and Punta Galera are highly recommended.
A property in the north of Sant Antoni, especially in Santa Ines (Santa Agnes de Corona) and San Mateo, offers an entirely different environment, community and style than the town or the west coast. The picturesque countryside of the San Antonio municipality boasts wide open, mountainous and vast landscapes, where clients can find high-profile and exclusive hillside villas and traditional finca farmhouses.
Santa Ines and San Mateo Property options include authentic and renovated contemporary farmhouses (Finca) and modern-style villas. Often, these idyllic homes offer stunning views of unspoiled countryside and fascinating sunset skies. In addition to being favourite buy-to-rent investment properties, Santa Ines and San Mateo properties are ideal for nature lovers.
Like many other agricultural and small village locations in Ibiza, villa rentals in Santa Ines and San Mateo are becoming increasingly popular. A villa vacation in the Ibiza countryside is a popular option for families, large groups, or unique events, primarily as they are located away from the crowds, from where it’s easy to access all the local hot spots, beaches, and amenities.
Properties in Santa Inés, Ibiza
Properties for sale in Santa Agnes are rare and are always in high demand. Located around the central white church of Santa Inés, the village is a unique land with only a few authentic houses. Its captivating beauty is well-known among tourists and photographers in Ibiza, who merely visit the area to marvel at its gardens. Known for its acres of almond trees, Es Pla de Corona and its cliff top walks high above the pine forests overlooking the "Gates of Heaven" (a couple of sporadic islets in the middle of the Mediterranean Sea), Santa Inés is a true paradise.
In Santa Agnes, properties are as prized as the land they sit on. Despite the small local community and two bars directly in front of the church, this area provides a quality of life that is nothing short of luxurious. Around February, the blossom trees bloom into beautiful sheets of pink and white almond flowers. Undoubtedly, the land is an exceptional sight that attracts the attention of locals and tourists alike. Property in Santa Inés offers clients an unspoiled, traditional island part untouched by tourism.
Properties in San Mateo
The village of Santa Inés sits close to the village of San Mateo. San Mateo is a small, quaint and beautifully kept village. The area, Es Pla de Sant Mateu, is filled with beautiful authentic charm and architecture with spectacular surrounding countryside cultivated and abundant with blossoming fruit trees.
San Mateo is a beautiful place to seek a property for sale. Long hikes around the Es Pla de Sant Mateu (almond trees, vineyards and miles of orchards with locally grown grapes, olives, oranges and lemons) with afternoons spent enjoying the hillside views from the local authentic restaurants and bars make San Mateo a residence of peaceful and traditional living. Naturally, the area is always in high demand with a much lower supply than demand, with more sizable housing and land, which is therefore reflective of the higher price bracket observed in this area.
Properties in the interior countryside of San Antoni de Portmany, Ibiza
In a similar manner to Santa Inés and San Mateo, the interior of San Antonio de Portmany offers clients and visitors a charming rural lifestyle. This clientele group shares a love of the great outdoors and nature walks, and is incredibly keen on buying fincas, renovated farmhouses, and modern hilltop villas in San Rafael and Buscastell. Several homes for sale in the interior region of San Antonio offer a quiet country-style home to retreat to, with vast landscapes, farmland, and personal agriculture opportunities. Although these internal spots are relatively low in demand compared to other rural areas on the island, they are still ideal for quick access to various countryside locations, charming villages, beauty spots, restaurants, and beaches.
Properties in Buscastell, Ibiza
Buscastell is a small village near Sant Antoni’s main town and San Rafael. Known as Es Broll de Buscastell, this area is over 4.5 km, and the landscape is formed by valleys that follow the flow of a stream. It contains wetlands and springs for water, and Ibiza’s largest winery, Can Rich.
A property near Buscastell offers clients a relaxed community atmosphere with a humble ambience. Besides a small local store and a popular bar and restaurant, the village consists of a single white church and one small local store.
Properties in San Rafael, Ibiza
San Rafael is a small yet vibrant village only 8km from Ibiza Town and San Antonio town. Although small, buying a property close to the village of San Rafael offers a wide range of outlets for day-to-day living, such as a pharmacy, bakery, hardware store, petrol station and several restaurants.
San Rafael hosts a selection of highly recommended island restaurants to choose from and enjoy. Can Pilot and Es Tancó Pizzeria are very popular and often bustle with locals and tourists regularly, both in and out of season. San Rafael village is also a unique "Area of Artisan Interest ". The village is home to the best potters on the island, who have practised modern and traditional pottery methods for hundreds of years.
The region of San Antoni de Portmany is incredibly diverse and possibly less tourism-oriented than clients may initially believe. Despite the lower demand for luxury and exclusive properties, there is still a great deal of opportunity to maximise value by looking beyond the more well-known places.If you are considering buying a villa in the San Antonio area, why not browse our available exclusive properties?
Our team is always ready to help you along your buyer’s journey and ensure you discover your dream home with Prestige Properties Ibiza – contact us today.
Do you have any questions or need more info? Send us a message and we will get back as quickly as possible!
Buying a Property in Ibiza Town 2022
Living in Ibiza Town (Eivissa City Centre) – An Overview
Eivissa’s capital offers a vibrant Mediterranean city lifestyle. Its rich Phoenician history, gorgeous architecture, stunning beaches, and exciting nightlife makes for one of Europe’s most popular real estate markets.
Ibiza Town consists of two major parts. Dalt Vila, the old part of the city, is situated at the top of a small mountain overlooking the sea, whereas Eixample, the extension below, is where the modern part of the city resides. Close by is Marina Botafoch, well-known for its yachts, motorboats, and affluent lifestyle. Lastly, two main beaches, Talamanca and Figueretas, are popular with tourists.
Ibiza’s capital city is a great place to purchase a property for families, couples, retirees, singles, and clients looking for a high-profile home. Here we’ll explore each sub-area in more detail, focusing on the client appeal and property style.
Buying a property in Dalt Vila, Ibiza Old Town
There is no doubt that Dalt Vila is Ibiza’s top tourist attraction. Listed as a World Heritage Site, the Old Town is home to beautiful historical architecture, castle grounds, and the central Roman Catholic Cathedral, Santa Maria d’Eivissa. You can reach Dalt Vila by the old stone drawbridge, which leads directly onto Plaza de Vila, with its winding cobblestone streets, bars, restaurants, and boutiques. The journey to the mountaintop offers plenty of authenticities and beautiful views, encompassing the town below, La Marina, Ses Salines, and even Formentera.
The real estate market in Dalt Vila is very competitive. Depending on size and renovation status, apartments or triplex homes here are exceedingly expensive compared to the modern extension. The area has some beautifully state-of-the-art authentic properties with interesting novel-like architecture and interiors. Dalt Vila buyers tend to be those who appreciate historical architecture and life in the centre of the city’s vibrant culture, especially during the height of summer. Along with the gorgeous town and distant views of the blue sea, buying a property in the old town will allow you to take full advantage of the city’s best attractions.
Buying a property in the modern extension of Ibiza Town & Can Misses
In Ibiza Town (extension), you will find a central square called Vara de Rey, the Marina harbour-front promenade, authentic whitewashed buildings, and row upon row of bars, restaurants, and shops. There are plenty of stores, banks, pharmacies, grocery stores, and anything else you might regularly need within walking distance.
Most properties in Ibiza Town are apartment complexes, both old and new. The town centre of Ibiza offers more opportunities for apartment buyers than other parts of the city, especially older buildings. Most properties in the city centre extension are sought by couples or singles who are already residents, usually island workers that require an affordable, convenient and quickly accessible property.
Can Misses is a part of Ibiza Town’s city centre, specifically the northwest outskirts surrounding the city extension, adjacent to the highway. This location is ideal for those who wish to be close to the city centre. Apartments here are an excellent choice for those looking for a peaceful environment away from all the tourist noise.
Buying a property in Marina Botafoch & Paseo Maritimo, Ibiza
Only a few minutes’ drive away, you’ll find the VIP area of Marina Botafoch, complete with motorboats, yachts, and an incredibly luxurious array of apartments and penthouses. With a total of 428 moorings, Marina Botafoch also consists of a large boathouse, a gas station, and a stunning port with various upmarket restaurants and designer shops.
Whether permanently or for vacation, Marina Botafoch has become one of the most exclusive places to reside on the island, renowned as a socialite hotspot with an internationally recognised nightlife scene. Many VIP clientele on the island call this neighbourhood their home. Marina Botafoch has some of the most luxurious apartment buildings in Ibiza, so it attracts a broad range of clients looking for rentals and for-sale properties, especially high-profile families and individuals seeking security and concierge services. Penthouse properties here can start at around 1 million euros upwards.
Buying a property near the beaches of Talamanca & Figueretas
Talamanca is a small resort near the centre of the city which offers a cosmopolitan and trendy lifestyle to both tourists and long-term residents. Specifically, Talamanca Bay is the most popular beach in Ibiza Town. Talamanca is home to several contemporary and authentic villas in a Mediterranean style, as well as several new apartment complexes. The most desirable larger-scale villas for sale or rent typically have breathtaking sea views and appeal to the lifestyle holiday home and buy-to-let market. Talamanca also appeals to those looking for family-friendly apartments near the beach, with easy access to nurseries and schools while still within easy reach of the city’s conveniences like coffee shops and eateries.
Ses Figueretes, Ibiza Town’s second most famous beach, offers a recently renovated promenade and a vibrant resort close to Playa d’en Bossa. There are a variety of hotels, bars and restaurants in the area, as well as regular ferries to Ibiza Old Town during the summer. Figueretas is most popular with young couples and families looking for properties for sale or vacation homes at a more affordable price (compared to Talamanca). With a great local community atmosphere, it is easy to feel at home in a small city resort like Figueretas.
In summary, Ibiza Town extension, Can Misses and Figueretas offer plenty of opportunities for young couples and locals alike to find an apartment reasonably, although property prices are rising. Those areas such as Marina Botafoch, Talamanca and the Old Town are both popular but pricey, which appeal to a higher-profile and cosmopolitan clientele, particularly second-home buyers or investors in buy-to-rent apartments.
If you are considering buying a property in Ibiza Town, why not browse our current exclusive properties available.
Our team is always ready to help you with your buyer journey and will ensure you discover your dream home with us, so why not contact us today.
For a more detailed overview of life in Ibiza Town, read our in-depth article here
Do you have any questions or need more info? Send us a message and we will get back as quickly as possible!
How to Obtain a Tourist Rental License in Ibiza
If you want to invest in a property in Ibiza for tourism rental purposes, you must carefully carry out thorough research and plan. It is essential to take caution – as you will see, obtaining a tourist rental license is not easy.
In 2012, a new law was passed, the ‘Ley de Arrendamientos Urbanos’, or LAU (Urban Leases Act). Under this law, short-term holiday rentals were allowed as long as you met the standard requirements. However, later in the summer of 2017, the law changed significantly and getting a permit got a lot tougher. Nowadays, many properties in Ibiza are not eligible for tourist rental licenses.
To help you, we have created a short guide that provides all of the information you need to obtain a tourist rental license in Ibiza. However, seeking legal advice comes highly recommended as laws and regulations are constantly changing. Ensuring everything is correct and legal can save you hefty fines and unwanted situations.
Is my property eligible for a tourist rental license in Ibiza?
If you’re renting your place for less than a month, you need a tourist rental license. Ibiza’s tourist rental licenses tend to be for detached houses. However, it doesn’t mean all detached houses will get a tourist license. All requirements must be met, no matter what.
If you want to buy an apartment to rent out for holidays, you should be aware that a tourist licence may not be accepted. Licenses were not previously allowed in shared buildings (therefore apartments), and even though this regulation has now changed and apartments are now theoretically permitted, in reality, they must first be approved by the local authorities’ board.
Villa Stardust Santa Eulalia
What are the legal requirements for a tourist rental license in Ibiza?
Ibiza has a set of minimum requirements that properties must meet to receive a tourist licence. The following list outlines the main requirements, although there are other factors to consider related to any given property:
There must be an occupancy certificate for the property, known as the ‘Cedula de Habitabilidad’.
Residents’ quality of life is the primary concern. The property must be located within a "tourist zone". These zones are based on environmental data, population statistics, and planning criteria without compromising an area’s management capabilities or resources.
When a previous sanction for a severe breach of a holiday rental licensing law exists, a home cannot be rented for vacations. Naturally, once the sanction is fulfilled and the property’s legality is restored, the property may again be considered for vacation rentals. Therefore, when looking for a tourist license, you should request a ‘certificado de inexistencia de infraccion urbanistica’’ to ensure no sanction exists.
Before the house can obtain a touristic license, it must be at least five years old, and during those five years, it must have been used as a private residence.
The property must also possess an energy certificate. Specifically, the construction of a house must meet the F rating for buildings constructed before 31/12/2007 and the D rating for buildings built after that date.
Rental licenses are now available for apartments, but only if the board of owners approves. Additionally:
Licenses must be renewed every five years.
Renters must be informed in writing about the house rules and must respect them.
Renters who do not respect the regulations must vacate the property within 24 hours.
Insurance must cover potential damage the clients may do to community property.
The community must have a 24-hour service number.
How do I apply for a tourist rental license to rent my property in Ibiza?
To obtain a tourist license from the local council, applicants must submit the following documents:
A "responsible declaration" ("Declaración Responsable de Inicio de Actividad de comercialización de estancias Turísticas en viviendas") which meet the criteria for tourist rentals in Ibiza
Plans and documents related to the property
Ownership documentation
The number of guest beds must not exceed the number of people legally allowed to occupy the property according to the certificate (cédula).
The local council issued a certificate proving that the property is located in a holiday-letting area (tourist zone).
Proof that the property meets the legal requirements for holiday rentals
Once you have paid the application fee, you will receive a preliminary rental license number.
How long will I need to wait before I can start renting my property in Ibiza?
Upon submitting your tourist rental license application, you confirm that your property meets all the required criteria. Once you have applied, you will receive a preliminary rental license number and you can immediately begin renting out the property. An inspector will carry out all the relevant checks at a later date. After this, if there are any inaccuracies, omissions, or falsifications in the application statement, the registration will be cancelled, and holiday rental activity will be suspended immediately. Once a rental license number (whether preliminary or final) has been allocated, it must be used for advertising on portals like Airbnb so that guests and authorities can check whether a holiday rental is legal.
IMPORTANT DISCLAIMER: Since February 2022 there is a 4-year moratorium on the "creation of new tourist beds" which effectively means a hold on all applications of new rental licences in the Balearics. This means that while you are free to submit the paperwork and fees, they will not be processed for (at least) the next 4 years and no preliminary numbers will be issued. You can read more on this subject in the following article: Balearic Tourism Law: Moratorium of up to four years to build new tourist accommodation in the Balearic Islands (diariodemallorca.es)
What happens if my new property or villa in Ibiza already has a rental license or application at the point of purchase?
Those who wish to purchase a property with a current tourist license need not worry about reapplying. However, you should still check everything thoroughly. Approved licenses will always have an ETV certificate (Estancia Turistica en Viviendas).
What costs are involved when obtaining a tourism rental license in Ibiza?
The price for a rental permit is currently €600 for the application plus the following per bed:
Do you want to buy a property with a tourist license or rent your property for holidays in Ibiza?
Before you embark on your buying journey, choose the right real estate agent and a legal team who can help you carry out your research and make an informed decision. If you require assistance in your search or you have any additional questions that you would like addressed, please feel free to contact us today.
Do you have any questions or need more info? Send us a message and we will get back as quickly as possible!
Why is Ibiza a great place to buy a property for investment?
In general, buying property has always been a reliable investment. Of course, it does involve numerous factors and variables. But, one thing is for sure, you’ll certainly have a better chance of getting a decent return if you buy a property in a location that’s highly valuable and sought-after.
Ibiza has been a safe choice for property investment for quite some time now, mostly because of its idyllic location and its ongoing high demand for properties. Whether you are looking to buy a second home, a villa for tourism rental purposes, or you are interested in your own renovation or an early project phase property – as the current market stands, purchasing a home in Ibiza will make for a secure future return of investment.
Read on to find out why we are optimistic about the real estate property market in Ibiza, and what investment opportunities are available here.
Why invest in a property in Ibiza – the general property market
Over the past decade, both sales and house prices have shown continual and stable growth across the Balearic Islands. It was not until late 2019 and into early 2020 that house prices and sales started to fall for the very first time since the start of the financial crisis in 2007. This suggested the beginning of a minor stagnation that later increased due to the circumstances of COVID-19.
However, from early 2020 through to the end of 2021 we saw buyer activity quickly thrive again, with property sales continuing to rise across the whole of the Balearics. It was more than evident in Ibiza, as you can see from our end-of-year property market report 2021 that a surge of numbers and growth in the second-home international real estate market was occurring. People’s priorities were changing due to COVID-19, and living among beauty and nature, away from the big cities became increasingly more appealing. The high-end property market in Ibiza continues to be a magnet for second-home buyers. After the initial sales spike of 2021, things have marginally slowed down as the post-pandemic effect has worn off, but the fact remains that demand for properties still continues to far exceed the number of sellers on the market, thus resulting in a strong and unwavering price curve.
Casa Sunny Vadella
Buying a Property in Ibiza with a Touristic Rental License
In Ibiza, there are many people who wish to buy a villa to rent out for tourism purposes. Despite this, it is not as simple as many would believe. Not every property in Ibiza can legally be rented out to tourists for short-term holidays. Those who wish to proceed with renting their property will need a final tourist license. And, any application for a tourist license must satisfy a strong set of requirements. For more information on obtaining a rental license in Ibiza including the current legal requirements and the application process, see the article on Tourist Rentals in 2021 by Ibicasa.
Finding a property to buy in Ibiza with a current tourist license is more than ideal. You will already have all the application processes complete and the legal certificate in place, and, what’s more, there are likely to be existing regular tourism customers who are ready to come back to this same property and book their holidays year after year. This is alongside the possibility of already having a professional property agent and management team in place who are doing a great job.
If you’re keen to find a great property with a rental license then check out this tastefully renovated and upgraded 4-bedroom house, located in a very peaceful and secluded area. Casa Sunny Vadella is perfectly located within walking distance of the local beach, Cala Vadella – which is known for its child-friendly atmosphere and a wide range of pleasant beach restaurants. This property has already been certified with a final rental license which makes it a top investment.
Alternatively, Penthouse Olea Cala Llonga is another great tourist license property that offers an attractive investment opportunity in Ibiza. Within steps of the beautiful beach and local resort of Cala Llonga, this penthouse apartment is the most sought-after property within the apartment complex due to its large and spacious floor plan and ideal orientation within the complex. It’s the only apartment with three terraces, two on the main floor and one on the rooftop. This property comes fully furnished and with a management company that looks after the rentals and regular bookings. An excellent investment opportunity.
Buying an authentic property in Ibiza for a renovation project
It is becoming more and more difficult to find older, authentic properties now in Ibiza that can be renovated and re-sold with good returns on investment. A few years back, this was a great option with many more properties readily available. Now, it is becoming harder to find this type of property with the potential to create a modern boutique-style home and gain a decent return. But, of course, it is still possible if you employ the support and expertise of a good estate agent who knows the market well and can advise the right construction teams to employ for such projects.
Cas Figueroa is an outstanding traditional Ibizan Finca with two guest apartments. The perfect property investment opportunity for a renovation that has the potential to a beautiful modern-authentic style home. Located between San Rafael and Ibiza Town, surrounded by beautiful countryside, with a 60 m2 pool, this quaint setting is a wonderful opportunity for a renovation property project.
Buying a Property in Ibiza during ‘off-plan’ or during the ‘project phase’
There is also the option of purchasing a property off-plan or when the project is still in the development phase, where you then would continue to build the home yourself. If you have time, patience, and passion on your side, there is a good chance that you can save quite a bit of money too, making for a great investment opportunity. Further, this kind of property can also be resold with a bit of a profit margin, or leased on a long-term basis, excluding short-term holiday rentals. As we previously mentioned, obtaining a tourism license encounters a strong set of requirements, and new build properties must wait 5 years before they can apply for tourist rental licenses, and it can still prove challenging even after that.
Casa Con Proyecto Portinatx is a two-house property with a project license, located in Portinatx, at the northern point of the island, on the second line of the beach. Located on a plot of 1.000m2 with a permit approved in January 2020, the property can be expanded and modified to a total of 399 m2. The project takes into account all the conveniences of modern living and places a living room, kitchen, pantry, and laundry on the ground level. There is also a basement and a garage. There is space outside to build a swimming pool and chill-out area, so all in all, this is a great investment opportunity for anyone looking to start their own building project.
Ibiza in general is a very good market to invest in, being stable and safe, especially for long-term investment and ongoing increase in property value. There are often some really great investment opportunities here. But as the demand is almost always higher than the supply if the perfect investment property is not already on the market, then actively registering yourself with the right agent as early as possible comes highly recommended. This way, as soon as the right investment opportunity property becomes available that is suited to your personal requirements, you’re ready to get the process started as soon as possible.
Are you looking to buy a property here in Ibiza?
Why not chat with one of our agents to help you find the perfect property investment that is right for you! We would love to hear from you!
Do you have any questions or need more info? Send us a message and we will get back as quickly as possible!
Looking Through the Keyhole of Ibiza’s Top Rental Villas – Can Rocas
Now that travel is back on everyone’s agenda, Ibiza is of course getting ready to enjoy another great season. If you’re still undecided about when or where to take your summer vacation, then take a look at our rental property – Can Rocas – which may be exactly what you are looking for!
This modern property with typical Ibicencan architecture and state-of-the-art gardens offers nothing short of an oasis of relaxation. The perfect retreat for friends and family to spend a week or two under the heat of Ibiza’s sun.
With easy access to many of the island’s best beaches (between Ibiza Town and San José), Can Rocas is ideal for those who want to stay in a highly cosmopolitan part of the island, but still want to be able to escape the hustle of tourism crowds.
Sound appealing? Why not venture with us and take a look through the keyhole of one of our top Ibiza rental villas?
Can Rocas: An Exclusive Ibiza Property to Rent with Stylish Designs
On arrival, you will feel immediately assured that you have entered an exclusive Ibiza home, where every single detail has been meticulously crafted, in line with 5-star accommodation standards. This completely renovated villa combines modern interior design with a sober mix of ethnic touches throughout. Living spaces are bright and spacious woven with clean organic and neutral colours. Despite its minimalist style and approach to decor, this elegant Ibiza property is laced with luxury and high-spec fixtures and furnishings.
With its floor-to-ceiling french patio doors and windows, the house offers a pleasant indoor/outdoor experience, with direct access to the large swimming pool and gardens from almost any room. In spite of its open-plan nature, Can Rocas has been thoughtfully designed with separate zones for quiet time and individual space. And that’s just the beginning.
Can Rocas: Five Bedroom Ibiza Rental Property with Elegant En-Suite Bathrooms
Each of the five bedrooms, which are designed in the same style as the main body of the house, has its own elegance and sophistication. The en-suite bathrooms in each bedroom have either a high-end bathtub or shower, and you may be left wondering whether the features of the en-suites rival the main aspects of the rooms themselves. It’s hard to deny that the Master Bedroom’s freestanding bathtub, located directly at the foot of the King-size bed andoverlooking the garden, is one of the most attractive features of the house.
Can Rocas: An Ibiza Holiday Rental with Large Lush Mediterranean Gardens & an Elegant Swimming Pool
Why would you book a holiday to Ibiza if not for the hot summer weather in the Mediterranean? And, for you to make the most of the great weather, you need to book a villa in Ibiza with large surrounding gardens, a big swimming pool, lots of chill-outs, and outdoor dining spaces. Well, Can Rocas ticks all these boxes and much more.
You will certainly enjoy plenty of privacy and tranquillity on the grounds of Can Rocas. The garden itself is dotted with inspirational sculptures, including a large Buddha, an apple, and a stylish set of DJ headphones. In fact, there is something sensational about all its various features from the well-maintained lush lawns, tropical palm trees, pine trees, and the long, narrow pool that runs the length of the villa. Of course, there are also plenty of cushioned sun loungers, a relaxing hammock, and a large comfortable sofa chill-out zone, perfect for events. Similarly, the outdoor dining area boasts a solid wood-oak banquet table fully covered by a terrace canopy for all those wonderful outdoor dining occasions. A central courtyard with a feature olive tree is also noteworthy, which gathers the main bedrooms together, all opening through their sliding french doors offering direct access to an outside shaded chill-out space.
Can Rocas: A Perfectly Located Rental Villa Close to Ibiza Town, San José and all the Top Beaches of the South
All within a 15-minute radius to the most beautiful beaches of the south, the nightlife of Ibiza Town, Marina Botafoch, Las Salinas, and some of the island’s most renowned beach clubs like Blue Marlin, this wonderful holiday home sits close to all the action, yet quietly in a rural setting.
What’s more, you don’t even need to lift a finger while you’re here. There are two housekeepers, a laundry and towel service, and a property manager to ensure that your stay is as comfortable as possible. And, if you wish to really indulge in an extra relaxing week, Can Rocas offers the right facilities so you can also hire a private chef and a hospitality team to cater to your every need. Our Prestige concierge agents will arrange all those extras required to make your stay as pleasant and memorable as possible.
Book your Luxury Ibiza Holiday Rental Property with Prestige Properties Ibiza
Vacation rentals at Can Rocas are an excellent choice for a relaxing getaway. Take a well-deserved break and spend time with your family and friends by booking today.
Prefer to chat with one of our agents to help you find the perfect holiday property in Ibiza? We would love to hear from you! Contact us Today
Do you have any questions or need more info? Send us a message and we will get back as quickly as possible!
2021 Annual Ibiza Property Market Report and 2022 Forecast
Based on both internal and external sources, this report presents information on the property market in Ibiza and the Balearic Islands for the year 2021, as well as its projected forecast for 2022. Based on data and figures received in 2020 and 2021, the analysis covers four main topics of discussion:
The General Balearic Property Price Curve & Sales
The Ibiza Property Price Curve 2021 Summary
The Ibiza Luxury Housing Market Report 2021 with Prestige Properties
The Forecast for 2022
1. The General Balearic Property Price Curve and Sales
Over the past decade, as discussed in our year-end property market review for 2020, both sales and house prices have shown continual and stable growth across the Balearic Islands. Here we can see, although the real estate market took an abrupt decline following the Spanish financial Crisis in 2007, the market has since stabilized and experienced a steady recovery, reaching a peak increase for both sales and price by 2017.
The first marked fall in prices and sales only occurred in late 2019 through until 2020, suggesting that the market as a whole was experiencing minor stagnation. This minor stagnation was only exacerbated by the fact that the property market industry, like many other sectors, started to experience less movement due to the uncertain status of COVID-19 as well as three months of physical inactivity due to complete closure.
However, as early as the summer of 2020 and moving through until the end of 2021 we have been very pleased to see buyers’ activity quickly restart, and thriving again with property sales continuing to rise in all sectors of real estate across the Baleares.
There should be no doubt, however, that this growth has been influenced not just by the characteristics of the local market, but also by global interest in real estate as a whole.
According to Forbes, 2021, "In the wake of the lockdowns in March, Americans discovered that existing homes were not adequate for the new work, teach, exercise, cook and live at home reality. Based on realtor.com surveys of consumers, we learned that home shoppers are looking for more space, quieter neighborhoods, home offices, newer kitchens, and access to the outdoors, traits which have revived a strong interest in the suburbs and smaller metro areas."
This is further supported by Savills Global Real Estate Service who claim our changing priorities since Covid-19 are shifting global residential real estate. Here the international agents describe, "tastes shifted during the pandemic as home became the centre of the universe… We have (also) seen a step-change in second home ownership too. In Dubai, 2021 has seen an ‘unprecedented influx’ of international high net worth buyers looking for a second home and as Hugo Thistlethwayte, Head of Global Residential Operations, notes: ‘There has been a realisation that a second home doesn’t need to be an hour from the main city residence, but could be in Aspen, Jackson Hole or Switzerland. This trend could make places like the Algarve, Mallorca and the south of France 52-weeks-a-year locations." (2021)
As we can see from the Balearic year-on-year variation in house prices (below), despite a temporary pause in buying activity, the interest in moving location, and seeking a new property has not only since recovered, but has quickly regained the highest pricing since 2007, supporting the argument that living priorities and significant interest in real estate have increased as a result of the pandemic.
2. The Ibiza Property Price Curve 2021
There is no doubt that the pandemic has altered our notion of home, finally allowing us to dare to create our dream life, working a city position amid a coastal or countryside second-home alternative, and, of course, complemented by the chance to also secure a strong investment.
Here in Ibiza, it is evident that we are experiencing similar "unprecedented influxes" and a small boom in the luxury sector of Ibiza’s real estate market for second-home international buyers, brought on by Covid-19. The pandemic has motivated buyers with means to invest in properties located in safe and more natural surroundings, away from overcrowded so-called ‘hotspots". Ibiza’s high-end and upscale property market, therefore, continues to be a desirable location for second-home buyers particularly from Europe, and naturally, we continue to experience a situation of low supply versus high demand, which means that many villas and properties are seen as rare products, driving price booms, resulting in a strong and an unwavering price curve right here in Ibiza (see section ii price per square metre comparison below).
While prices and sales lowered during autumn 2019 and early 2020 in the Baleares as a whole (as seen from the graph above), it must be noted that Ibiza’s luxury real estate market has often shown to be more resilient than its neighbouring islands, and set-backs or downturns in the market and price curves never hit quite as strongly.
3. The Ibiza Luxury Housing Market Report 2021 with Prestige Properties
All data discussed below is a representation of our internal data related to the Luxury Housing Market in Ibiza and is solely taken from our internal database.
i) Average Price per Square Meter
Our internal statistics from our sales database with Prestige Properties Ibiza calculated an average increase in price per square metre, from 6.569 to 7.927€, approximately a 21% increase between 2019 and 2021.
ii) Average Price & Price per m2 by Municipality
On the whole, all areas on the island have experienced price-per-square-metre increases between 2019 and 2021.
N.B The price per square meter, per municipality, may need to be flexible as the figures depend solely on our internal sales, and weighty factors may apply, as noted in our analysis hereafter.
2019
2020
2021
Eivissa
€6.437
€6.076
€7.418
Sant Josep
€6.755
€7.931
€7.998
Santa Eularia
€6.471
€6.715
€9.553
Sant Antoni
€4.876
€5.273
€5.442
Sant Joan
€9.048
€8.644
€9.604
.
Eivissa – Average Price & Price per m2 by %
The entire city is in high demand and continues to demonstrate a strong market presence. Overall, Eivissa has something for everyone, like most cities in Europe, and has increased in popularity in line with the rest of the island. Eivissa has experienced a 15% increase in price per square metre since 2019.
Average Property Size: 168m2|Average Property Price in Euros: 1.3M
Sant Josep – Average Price & Price per m2 by %
San José has always been high in demand among affluent luxury second-home buyers.In 2021, if we segmented San José, areas such as Es Cubells and Ses Salines would still naturally appear at the very top of the island property portfolio, where many other San José developments and properties would now be on par with some of the properties and prices on offer in Santa Eulalia. Sant Josep has experienced an 18% increase in price per square metre since 2019.
Average Property Size: 256m2 |Average Property Price in Euros: 2M
Santa Eulalia – Average Price & Price per m2 by %
In 2021, a particularly large property sale occurred in Santa Eulalia, leading to an unusual rise in the overall average price per square metre and as previously mentioned, some flexibility is required here. However, if we take the current average as gospel, Santa Eulalia would have experienced a 48% increase in price per square metre since 2019. It is clear that Santa Eulalia (despite margin for slight error) is catching up rapidly to the highly sought-after area of San José.
Average Property Size: 311m2|Average Property Price in Euros: 3.5M
Sant Antoni – Average Price & Price per m2 by %
The area of San Antonio de Portmany is slowly making progress, becoming more sought-after than clients may first assume. Although the area is often in less demand than other areas, potential home buyers are often encouraged to look at the abundance of opportunities and great investment prospects here. San Antonio has seen a 12% increase in price per square metre since 2019.
Average Property Size: 299m2|Average Property Price in Euros: 1.6M
San Juan – Average Price & Price per m2 by %
In the last couple of years, Sant Joan seems to be where the most prestigious and expensive villas are located, with a price tag that has almost doubled on average over the past few years. The new demand for properties in the municipality is a reflection of the property market’s high-end price valuation. San Juan has seen a 6% increase in price per square metre since 2019.
Average Property Size: 344m2|Average Property Price in Euros: 3.7M
.
According to Tinsa (2021) Living on the Coast Report, the market in Ibiza has exhibited different behavior depending on the segment. However, as per our internal analysis, the demand for detached homes for sale or long-term rental has increased. There have also been price increases, more notable in detached homes than in new developments. They summarised:
Standard multi-family homes sit between 3,000 and 4,000 €/m2, with a surface area from 50 m2 to 140 m2, with one to three bedrooms. Single-family homes typically register between 6,000 and 7,000 €/m2 and those larger family homes value between €10,000 and €20,000/m2. These properties were mostly located on the seafront promenade of Ibiza or on the front line of a marina. The most expensive single-family home registered between 12,000 and 15,000 €/m2 for a detached house. This product was mostly located on the west coast of the island of Ibiza in the municipality of Sant Josep and around Ibiza in the neighbouring municipality of Santa Eulalia.
.
iii) Sales per Year
Our internal statistics from our sales database with Prestige Properties Ibiza between 2019 and 2021 calculated a very minor decrease of 4% in sales and only 3.5% in volume, which despite the 3-month closure of offices and ability to partake in property viewings is basically a non-existent comparison.
Properties sold to date in 2021 (up until October 2021) have calculated an increase of 56% more sales than 2019 and a turnover of 95% increase in Euros related to direct sales.
.
iv) Enquiries per Year
Even with pandemic news, lockdowns, and restricted movement, we still saw an ongoing and steady flow of users visiting the website and generating inquiries throughout the year 2020. During the year 2021, since restrictions began to ease, an increase of over 36% has been recorded as active inquiries conducted by individuals seeking an Ibiza property whether through sales or rentals.
Conclusion: The Luxury Real Estate Market Ibiza 2021
Even with the pandemic looming during 2020, luxury housing in Ibiza continued to make progress regardless. As we can see from the information and data above, the way we are changing and prioritising our home lifestyle has led to a definite increase in global (and island-wide) interest which has only resulted in a growing buyers market in 2021. As more and more clients seek out their ideal lifestyle in a more relaxed environment, away from the hassles of the big cities, it is evident that international buyers continue to dominate and strengthen the luxury real estate purchasing market. In fact, "user behavior data shows Ibiza remains the most popular among the three main Balearic islands, achieving 22% more listing views than Mallorca (even though it has half the number of active listings)." – James Edition, October 2021
.
4. The Forecast for 2022
It is expected that house prices will continue to rise steadily and consistently in the luxury property market in Ibiza as there are no signs of crisis at present, making for attractive investment opportunities. In general, this speaks of Ibiza’s upscale market, which not only survived but flourished during the pandemic, giving us confidence that the island will continue to be attractive on an international level for the foreseeable future 2022. However, we do not envision a continuation in the number of sales we have witnessed during 2021. We anticipate the sales boom of 2021 will potentially slow down as the post-pandemic effect fades away, especially as we are increasingly seeing a case of low numbers of sellers in the market as we continue towards the end of 2021.
Long-term rentals for larger properties have become increasingly popular, especially with families. Prestige Properties Ibiza was required to hire more staff by the summer of 2021 in order to deal with the influx of inquiries, especially for long-term rentals. This is also confirmed by Morna International School, which has received a record number of new student applicants, who are also seeking residency (James Edition, 2021), indicating a potential anticipated interest for families in 2022 who may be keen to stay in the rental market until the right property for sale arrives in the future, or on the opposite side of the coin, they may return back to the metropoles once the effects of the pandemic and lockdowns are both a distant memory, (which at the moment, seems like is not likely to happen anytime soon). Either way, it is still undeniably the international buyers and overseas investors who are still the main market for second luxury homes in Ibiza and are expected to be in 2022.
Additionally, the island is exhibiting even greater growth in general, becoming an even more desirable and trendy place to live. Since small, local businesses have struggled to cope with lockdowns and business closures, we have also seen an influx of new, innovative bars and restaurants opening, and signs that continued investment is underway.
Thank you for staying updated with us at Prestige Properties. We hope to see you soon!
Do you have any questions or need more info? Send us a message and we will get back as quickly as possible!
2020 Annual Ibiza Property Market Report and 2021 Forecast
This 2020 annual property market report and predicted forecast for 2021 has been provided by Prestige Properties Ibiza, which summarises key trends and patterns in the current Ibiza and Balearic housing market, with statistics and impressions from both internal and external sources as documented. The analysis covers four significant points and primarily draws upon data and figures received throughout 2019 and 2020.
The Ibiza Property Market Report has been broken into four sections as detailed below:
The General Balearic Property Price Curve
The Ibiza Property Price Curve
Prestige Ibiza Luxury Housing Market Report 2020
The Forecast for 2021
The General Balearic Property Price Curve
The general real estate market across the Baleares has demonstrated a durable and stable rhythm in both consumers and house prices over the past 10 years. Following the financial crisis in 2007, the real estate market took a steep drop from its peak, which later stabilised and found a steady recovery from 2017 onwards.
The year 2020 is the first year to have both a marked price and sales drop since 2017, suggesting the overall market is experiencing slight fatigue. According to Tinsa (2021), the average house price throughout the Baleares shows a decline of 1.4% throughout 2020.
However, given the uncertain circumstances relating to the global economic system, individual employment conditions, lockdown enforcements, and travel restrictions related to COVID-19, these statistics are to be more than expected and are a direct result of less movement within the property market industry over the past year.
This is data further supported by EpData (2021) who also identify a clear drop in property sales across the Baleares from 2019 to 2020. Published data by the General Notary Council declared the number of sale transactions at a total of 1,124 in January 2020, representing a year-on-year decline of 1.92%. This in turn may also have influenced the beginning of house prices gradually dropping, even before the start of the pandemic, although we cannot be certain.
The Ibiza Property Price Curve
However, when discussing the rise in the general property market price curve in the Baleares before 2020, one of the most notable and major contributions to its recovery and growth lies in the luxury real estate market here in Ibiza.
Here, we find the inflation of luxury housing as a weighty contributor to the upsurge of the overall general property market price curve, and a palpable influence in the continuing momentum from 2017 onwards.
Ibiza has become, by comparison to anywhere else in Spain, including the leading cities of San Sebastian, Barcelona, and Madrid, an exceptionally valuable island, with average property prices rising above 56% in the past five years with a year on year progress – El Pais, 2019
These figures over the past five years correlate with the immense interest and pursuit for homes from non-resident and overseas buyers. The demand for luxury properties has gone from strength to strength, and the Ibiza property market has ever since seen a rise in the value of our homes. This immense pursuit from international clients has led to the high-end property market in Ibiza finding itself with an occurrence of a low supply versus a high demand, and low supply effectively means that many villas and properties are stamped as a rare product.
Naturally, where there are demand and rarity, areas become highly sought after, and even those smaller, lower costing properties, terrace housing, and apartments have taken a significant leap in value too, creating an unwavering price curve for the whole of the Baleares.
The Ibiza 2020 Luxury Property Market Report with Prestige Properties
The year 2020, although unstable in almost every sense of the word, has surprisingly followed the trend of increase here in Ibiza, with similar patterns starting to emerge in 2021.
It must be noted this ‘increasing price curve trend’ can only be considered when discussing the luxury housing market, whereby the majority of properties in question are related to international second-home buyers, that are seeking and purchasing housing at the top-end of the Ibiza property market values. Our internal statistics from our sales database with Prestige Properties Ibiza between 2019 and 2020 calculated an average increase in price per square metre, from 6.665 to 7.021€ (approximately 6% increase), with the same number of sales recorded.
Overall a very minor 1.1% decrease was noted on the total Euro expenditure from purchasing properties over the entire year. Even with global lockdowns, business closure for three months, and multiple travel restrictions, the luxury housing market has remained strong, just like our year-on-year statistics which have remained very firm and very positive.
Property investment in Ibiza throughout 2020, specifically in the luxury housing market, has been incredibly safe with values very attractive on a global standard.
Although the general property market price curve and sales demonstrate a slight dip and fatigue over 2020, the luxury real estate across the island of Ibiza, has demonstrated a noteworthy difference to the overall general statistics, with a continuation of increase that is inevitably supporting the overall market happenings.
The Luxury Real Estate Market
Ibiza is clearly distinguished by many exclusive and high-end properties. In each municipality prime housing has always been highly sought after. The luxury second-home real estate sales market has been very active throughout the health crisis and our annual statistics have confirmed our speculation (among our partners and collaborators), the interest in Ibiza has grown during the health crisis, with more and more clients looking to fulfill their dream life, in a more natural environment, away from the inconveniences of the large metropoles.
From February 2020, just before the first announcement of a global pandemic, we see a consistent and steady flow of users over the year visiting our website with the same usual peak over the summer months where tourism enquiries are more active.
The island of Ibiza is an exceptionally diverse culture attracting many communities predominantly from across Europe with International buyers dominating the luxury real estate purchasing market.
Our internal data demonstrates the majority of international interest throughout 2020 were the British population (23%), with an almost equal distribution of nationalities from France, Belgium, Germany, the Netherlands, and the United States visiting our website as confirmed users.
Whilst the Spanish and Italian nationals came into second and third place, these statistics are more likely to be reflective of the tourism market rather than the luxury housing market, as these two nationalities are not the most common buyers in Ibiza within the luxury real estate market. Undeniably, fewer clients viewed properties due to travel restrictions throughout 2020, but those determined to purchase a home in Ibiza, continued on their buyer’s journey successfully, giving us great confidence to face next year with optimism and positivity.
Our speculation is strongly supported across the board with reports that "Spain’s luxury real estate market remains patient, contemplative and sound. Almost immune to price indentation in other segments of the sector, luxury housing has been sheltered in a trench of owners who resist lowering their properties, knowing that this market plays in another division." – El Pais Economia, 2020
Since the beginning of the pandemic, peace, and tranquility, away from risk, quarantined cities and schools, ecological land, fresh air, and less overcrowding are high on the buyer’s agenda.
Ibiza Property Market Forecast 2021
House prices in the luxury Ibiza property market are expected to remain stable in 2021 with anticipated growth and continued progress at a steady and stable rate.
It is still undoubtedly the international buyers and overseas investors who continue to be Ibiza’s leading audience with second luxury homes being the main conclusive factor for this continuation in momentum, setting the scene in the luxury home sector both now and in the future.
With the consideration that the early months of any new year are relatively quiet for any industry, the current interest in the early part of Q1 2021 has already seen a determined continuation of an increase in both property values and sales. We anticipate a very mature and sustainable market consisting of long-term stability, growth, and strength, which indicates a continuous and positive future market in 2021.
The anticipated drop of sales and property prices across the Baleares due to the pandemic excludes the luxury housing market here in Ibiza. However, it must be noted there are no signs of crisis in the property economy thus far, and we expect to see a positive continuation of the general Balearic property price curve as we begin to move towards normality in the future.
Consideration must be given to the potential opportunities available across the general Balearic market. Smaller plots of land and housing investments currently valued at lower rates are likely to have a very short expiry date. Once the pandemic relaxes and we begin to return to normality, these opportunities will likely cease to exist as property prices are likely to get back on the same path of increase as before, especially as the luxury housing market and desirability for Ibiza has not wavered in the slightest over 2020.
Prestige Properties ‘Fun Facts’ 2020
With the 2020 Ibiza Property Market Report and 2021 Forecast heading in the right direction for a positive future, we thought it would be fun to add a few additional points to our article. Here are a few of our top viewed properties over the course of the year. We hope you enjoy ‘through the keyhole’ at our most desirable luxe properties below.
Penthouse Es Pouet – 17,488 views
Asking Price: 3,295,000 € – Removed from Market for a Long Term Let Agreement
Do you have any questions or need more info? Send us a message and we will get back as quickly as possible!
Ibiza Real Estate: Welcome to the Jungle!
A buyer’s ultimate guide to sanity during their search for the perfect home in the Ibiza property market.
A buyer’s ultimate guide to sanity during their search for the perfect home in the Ibiza property market.
I am sure you’ve seen them as well, the reality TV shows about real estate agents in LA, the Hamptons, NYC… I must admit, they are my guilty pleasure! On these shows the properties always seem to be in perfect condition, 100% legal, the agencies are well respected and professional… Let’s face it; a property buyer’s dream-come-true.
It made me think about just how different the Ibiza experience is: the dream of your perfect home is just as big, but the journey here compares more to a jungle survival trip than a dreamy walk through Central Park. You are not the first Ibiza property buyer frustrated with online searching, not knowing where to look, what to believe, and which agent to trust.
The key is to know what you are getting yourself into, what type of jungle Ibiza’s real estate is, its many pitfalls, and how to best manoeuvre your way around them.
Here are the most important things to keep in mind:
Demand vs. (real) Supply
When you begin with your online property search, it might seem, at first sight, that there is a lot of offer, but don’t be fooled. Soon your eye will be trained enough to discover that the same houses keep coming up in your search, or you are getting the same property proposals from different agencies and online portals. This is because most Ibiza properties are listed with a minimum of 3 agencies (exclusive mandates are a rarity on the island), and all these agencies use different images, names, titles, and (to the frustration of everyone) sometimes even different prices or stats. These differences in presentation will have you believe that you are looking at different properties when in actual fact, they might very likely be the same. As incredulous as it might sound, it is not uncommon for clients who have asked for a viewing, to get to a property and tell us that they have actually already visited it with another agency – they just thought it was a different one from looking at the presentation!
Another catch is that often properties that have already been sold, stay listed on the internet as still for sale. The reason? Some agencies keep them in their portfolios to attract more clients and receive more leads, especially when their own supply is low. However, another reason is that some owners (sellers) have their properties listed with so many agents and portals, that even they get confused and forget to update and inform everyone, so sometimes it can take 6 months or even longer before all the websites have been accurately updated. Avoiding such a waste of time for all parties is one of the reasons why we recommend sellers to sign an exclusive sales mandate choosing to work with just one agency.
Lastly, another very important point to keep in mind when it comes to the "supply" in the Ibiza property market, is the fact that some owners list their property for sale for what would be considered by an above-market price, just to see if there is any interest and without any real intention of selling unless they receive a lucrative offer.
As we have seen, property supply in Ibiza, while it might seem quite formidable at first sight, is in reality not so high after all. Demand, on the other hand, an indicator much less manipulable, is high and rising. Since the last big economic crisis which started in 2007/8 and saw a drop in demand (and thus prices) in Ibiza’s property market, demand has risen steadily and by now far beyond any pre-crisis numbers. Even last year (the dreaded 2020), after the first Covid-19 lockdown, property sales have been rolling in steadily island-wide.
The new #workingfromhome culture and a prevailing desire to be close to nature and away from hyper populated urban virus hotspots, have made Ibiza, with its lightly populated natural character, a prime location for those international property buyers, who prefer to spend the next lockdown with a sea view. Plus, as an investment advisor would tell you, what’s better than to get your assets put in stone in uncertain times?
All in all, when analysing the Ibiza property market, we find there to be not a lot of "real" supply but strong demand. So what does that teach us for our jungle survival training?
Firstly, it sheds some light on the Ibiza property market’s overall price point and its armour against national or international market fluctuations.
It teaches property buyers to not be fooled by the apparent high supply, therefore to examine each property carefully and begin to know the landscape.
Most importantly, it teaches us that we need to be ready to act fast, as soon as we have found our ideal property we need to strike with minimal hesitation: a low supply market is a competitive market.
Building restrictions: Patience is a Virtue
Those amongst you who have had the privilege of visiting this stunning island will know what I mean when I say: Wow, what a beauty! From sandy and rocky beaches, lustrous sunsets, to rolling green hills and spectacular views of the glistening sapphire sea… Ibiza wins our hearts not (only!) for its world-famous clubbing scene, its regular mention in the international press and popular culture or its unique vibe and fusion of lifestyles (think: hippy-meets-millionaire), but mostly because of its, perhaps unspectacular but certainly unpretentious, sincere and somewhat magical natural beauty. This is why we all have to be more than grateful for the government’s attempts at conserving Ibiza’s rural charm via building restrictions.
However, if you are considering buying land in Ibiza to build your own home, or even just to buy a run-down property to renovate and enjoy or re-sell; let the following be a warning to you: Ibiza’s urbanistic building regulations are strict.
Not only is it increasingly difficult to get a building licence to build a new home, even if everything is in your favour and on paper you should receive one, make yourself comfortable because you are in for a long wait. Whether it is to build a house from scratch or to integrally renovate a property, both licence applying processes are time-consuming and not without their respective complications (I will not go into too much detail here, as this subject merits its very own "A survival guide for Ibiza’s urbanistic laws and regulations" article!).
So let me be clear, you will be familiar with the Spanish saying of "mañana, mañana" (tomorrow, tomorrow), a cultural testament to the Spanish laissez-faire, laid back approach to most things; but here we are talking about Ibiza, where the correct saying on this specific subject would go: "not mañana or even next year.. but maybe the year after…"
This information is by no means meant to demotivate or dishearten you; but when heading into the jungle, knowing how long your trip will be and preparing for what awaits you is paramount to your survival. And as contrived as this might sound, it is the simple and important truth, that as long as you have the right agent by your side who can advise you on the basics and refer you to trustworthy professionals and experts on the subject, such as lawyers and LOCAL architects, you will be perfectly fine, and your dream within reach!
The Issue with A-legality
This is a very important point, and a complex one at that, so let’s get right to it: Basically, you have to accept that if you want to buy a house in Ibiza, you have to deal with some illegality issues.
The reason for this is a direct causal reaction to the point above the building restrictions. Anytime you wish to renovate your home, extend it, add or change the pool, or just cover your terrace or change the tiles, you should apply for a licence. As we have learned above, it takes very long to get these licenses approved… if at all!
In the past, during Ibiza’s early days, no one really thought of or, frankly, cared much about any building rules or regulations, so most people just went ahead and followed their hearts’ desire without a second thought about the necessary paperwork. However, with the influx of foreign property buyers and specifically property investors, Ibiza would have drowned in new constructions if the government had not stepped in and started to monitor and enforce urbanistic laws and regulations.
The fact that around 90% of non-newly built homes in Ibiza have had some kind of structural modification in the past but are missing the correct licenses, means that these modifications or additions are now in some form of Legal-limbo: due to the "Statute of Limitations" they cannot be destroyed or taken down (which by the way would result in 70+% of small or big parts of Ibiza homes being demolished, like garages, annexes, closed in porches), but they can also not be legalised. Enter, what we call, A-legal.
But knowing which parts are legal, which parts are at risk, which parts are "truly" illegal, and which parts are A-legal, is not a simple task. It all depends on the classification of the land, the age of the buildings, the date of certain constructions, the height and the distances to borders, and much more. A professional agent should always let you know the exact legal situation and give you as much information about it as possible.
Keep in mind that prices differ when a property has many Il- or A- legalities. That renovated property that you have seen with amazing sea views for a bargain probably has some issues (or might just be next to a road).
Either way, it is important for you to know and understand that you will not get very far in your Ibiza real estate journey if the word "illegal" scares you; to realise your property dreams you have to look fear in the eye and tame the beast or have a good agent by your side.
Pirates of the Pityuses
Have you ever noticed that the high, sea-facing walls of Dalt Vila (Ibiza’s fortified old town) are lined with canon bomb craters? These are remnants of the many pirate attacks the island experienced throughout its history and which have resulted in its affectionate nick-name: "Pirate Island".
Nowadays, the only pirates left are the island’s so-called real estate pirates, out to make big wins with small effort and zero accountability. In Spain, you do not need any training nor diploma to register as a real estate agent. Anyone with a website and some contacts can call themselves a realtor. In some instances it goes as far as some "agents" using images from other agencies to list a property online, only to get leads from clients and then try to sell you something without knowing really how to get the deal to the notary and any knowledge of the market, later approaching the agency that has the actual sale mandate for collaboration.
However, the job does not only consist of having properties online and showing them, there is a whole world behind the scenes (a glimpse of which I have shared with you in this article) that is just as important. Our buyers often tell us, and I cannot stress the fact enough, just how important it is in Ibiza’s real estate market to fully trust your agent and to make sure they know how to close the deal, as to avoid any rude morning-after-notary awakenings.
Murky transparency
In most countries, when you sell a property, you need to have all your paperwork in order, get an architect’s approval that the house is in a good state, etc. In Ibiza, this is not a requirement, which effectively means that you buy what you see and with the paperwork that is there.
In addition, only very few institutions have access to property sales data such as final sales prices, as this is not public data in Spain. Therefore, many homeowners curious to know their property’s worth, inform themselves exclusively on online real estate sites to get an idea of price. Here they might compare their home with one of similar size or views, however, what they often don’t realise is that there are a lot of asking prices that are just that: asking prices. They are not sales prices. And there are no regulations of prices either. A professional, experienced agent, who has access to their own database of sales statistics, will always be able to tell you if the property you are interested in is priced correctly. Similarly, a homeowner wishing to sell their property in a timely manner should also consult with an established agency to receive a professional valuation based on real market statistics and sales prices, rather than the murky world of online asking prices.
So, how to survive in the Ibiza real estate jungle?
I hope this article has shed some light on the many challenges that await you in the Ibiza real estate jungle!
The most important thing to remember is that with the right mindset and the right help anything is possible and dreams do come true on this beautiful White Isle.
Get yourself an agent that is professional and experienced, that you can trust and that you know will get the job done. Here at Prestige Properties, our agents would be more than happy to become this person for you. And if you find a property online that you’d like to see, but is not listed on the Prestige website, just ask your Prestige agent about it. We know most properties that are for sale, so there might be a reason we didn’t choose to list it. Also, we work in close collaboration with about 20 of the most professional agencies on the island, so we can always ask our partners about it.
So hang in there tight and I will hopefully see you around!
*Disclaimer: this article was written in an informal fashion, simply to introduce readers to some of the topics of the real estate market in Ibiza. For official numbers and legal information please check out our "Property Buyers Guide" here.
Do you have any questions or need more info? Send us a message and we will get back as quickly as possible!
