Building in Andratx
A Privileged Location for Unique Projects
In the municipality of Andratx, in the southwest of Mallorca, some of the island’s most sought-after residential areas can be found. Puerto de Andratx, Cala Llamp, and Camp de Mar combine exceptional landscapes with a real estate market of luxury villas and first-class contemporary architecture.
For many years, Andratx had the reputation of being one of the slowest administrations in Mallorca, with waiting times of several years for building permits. In recent years, however, the situation has improved significantly: processing times have been reduced, communication with the town hall has become more efficient, and there is a clear political will to continue streamlining procedures. While the administration cannot yet be described as perfect or fully modern, progress is evident.
- Administration and Licensing Times – Tangible Improvements
With the new planning framework approved in July 2024 and a reorganised administration, new-build projects now obtain their Licencia Urbanística (Urban Planning Permit) in approximately 12 months.
Although this timeframe still falls short of the general objective of resolving applications within three months, it represents a major improvement compared to previous years, when procedures often extended up to three years.
A prioritisation programme has also been introduced for primary residences, accelerating certain applications.
Nevertheless, it must be considered that informes sectoriales (sectoral reports) from specialised authorities —such as Coastal Protection, Heritage, Environment, the Water Authority, or the AESA (Agencia Estatal de Seguridad Aérea)— may add further delays.
- Normas Subsidiarias (NNSS) – Evolution and Current Situation
Andratx does not have a PGOU but regulates its planning through Normas Subsidiarias (NNSS – Subsidiary Planning Regulations), comprehensively revised in 2024.
Previously, the NNSS of 2007 applied, later those of 2012, and at times both were applied in parallel according to whichever version was more restrictive. The result was considerable administrative confusion, with very limited public service and even suspension of consultations for extended periods.
Today, with the NNSS 2024, greater consolidation and stability are expected. The administration has improved, communication has been restored, although local experience and knowledge of internal procedures remain crucial.
Main novelties of the NNSS 2024:
- Limitation to a single basement with a maximum height of 2.50 m (making underground garages on sloping sites more difficult).
- Detailed regulation of height levels and the design of open spaces.
- Requirement for a minimum percentage of unsealed landscaped surface.
Notice for buyers: due to accumulated delays in administration, licences are still being granted under the NNSS 2007. When acquiring a project with an existing licence, it is essential to check under which regulations it was approved.
- Plots and Existing Buildings
Free plots are scarce; most projects arise on parcels with old buildings that are demolished to make way for new houses in accordance with current regulations.
Before carrying out a demolition, it is advisable to verify whether, under the applicable NNSS, the new building will be able to maintain the same access, orientation, and views as the original structure.
For accurate planning on sloping terrain, a 3D terrain model is indispensable, incorporating both the immediate surroundings and the broader landscape. Only then can heights, views, solar exposure, access routes, and integration into the topography be correctly evaluated.
- Local and Seasonal Restrictions
- No noisy works are permitted during July and August.
- In certain areas, height restrictions apply due to proximity to AESA installations, affecting, for example, roof extensions.
Conclusion
Andratx offers a unique combination: spectacular landscapes, exclusive locations, and an administration that has improved considerably in recent years.
With the support of architects with proven local experience and careful coordination with the administration, it is possible in Andratx to realise exceptional high-level homes in one of Mallorca’s most extraordinary settings
