Andratx is the most expensive municipality in Mallorca, along with the southwest of Palma: an average price of €6,006/m² in August 2026, with Port d'Andratx at €7,941/m² and Sant Elm at €9,471/m². Renovations here face three challenges not found elsewhere on the island: the owner lives off-site and cannot oversee the work, the marine environment necessitates high-quality marine materials, and much of the land is designated as protected urban planning.
What kind of renovations are being done in Andratx and Port d'Andratx?
The dominant renovation in Andratx is the updating of villas and second homes from the seventies to two thousand: opening up spaces towards the view, complete replacement of exterior carpentry, swimming pool and exteriors, and renovation of facilities with current efficiency criteria.
The homeowner's profile influences the work as much as the house itself. Many clients in the area don't live in Mallorca year-round, can't visit the construction site every week, and need to make decisions about materials remotely. This necessitates a different approach: more documentation, more photography, final decisions made before starting, and very little improvisation mid-construction.
The standard of finish also changes. In Port d'Andratx or Camp de Mar, the execution requirements are high—clean joints, large-scale woodwork, integrated lighting—and the margin for error is narrow. It's not a bigger renovation: it's a more precise one.
How do you renovate a house whose owner doesn't live in Mallorca?
With a remote work protocol agreed upon before starting. This is the point that most reassures those renovating from Germany, the UK, or Madrid, and it's the one that almost never appears in a quote. This is how we do it.
- Survey of the current state with photographs and measurements, before planning.
- Selection of materials closed in writing, with exact references and alternatives already approved in case of stock shortage.
- A single point of contact for the entire project, with a direct phone line.
- Weekly report with photos of the progress and the games that are being closed.
- Immediate notification of any unforeseen event, with a proposal and price before execution.
- Video call at milestones that require visual decision: layout, tiling, carpentry.
- Documented delivery with final review and list of auctions.
Point 5 is what prevents conflicts. In a remote project, an unforeseen issue resolved without consultation is a problem, even if the technical solution is correct: the owner is left with something they didn't choose. We prefer to stop for a day and ask.
How much does it cost to renovate a villa in Andratx?
A complete villa renovation in Andratx will cost between €900 and €1,800/m² in 2026, above the island average, due to the level of finish and carpentry, not the labour itself. For a 200 m² property, this translates to between €180,000 and €360,000.
| Area | Average house price Aug. 2026 | Annual variation |
|---|---|---|
| Saint Elm | €9,471/m² | +22,6 % |
| Port d'Andratx | €7,941/m² | +0,7 % |
| S'Arracó | €5,545/m² | -28,9 % |
| Andratx town | €4,416/m² | +15,6 % |
| Average of the municipality | €6,006/m² | -4,9 % |
The data is from the index of Fotocasa august 2026. It's worth noting the contrast: while Sant Elm rises by 22.6 %, the average for the municipality falls by 4.9 %. In a market like this, the condition of the property weighs heavily on the valuation, and an outdated house on the beachfront falls outside the price range for its area.
We work with a quote closed item by item and a fixed labour price, with a one-year guarantee on the renovation and two years on materials. In Complete renovation of villas and houses in Mallorca there's a detailed explanation of how we approach large single-family homes, and on the page of complete home renovation in Mallorca the scope of the complete service.
What does the marine environment demand of materials in Port d'Andratx?
Less than 200 metres from the sea, the salty air corrodes metals, hardware, and concrete reinforcement, so material specifications cease to be merely aesthetic and become a technical matter. These are the changes we implement on the front line:
- Marine-grade stainless steel screws and fittings, not common steel or standard stainless steel.
- Carpentry with lacquer and sealants suitable for coastal environments, and joint inspections every few years.
- Railings and exterior elements in marine stainless steel, anodized aluminium or glass, avoiding painted steel.
- Inspection of reinforcements in balconies and overhangs, where rust expands and flakes the concrete from within. If there is honeycombing or exposed reinforcement, it is repaired before any finishing. Durability criteria for marine environments are set out in the basic document DB-HS of the Technical Building Code.
- Chloride-resistant mortars and paints on the facade and exterior.
Cutting corners on these items is the most common form of economic misconception in the area. Inadequate hardware in a 4-metre window frame will require replacing the entire window a few years later, and it will cost much more than if it had been specified correctly.
What urban planning restrictions are there for renovations in Andratx?
Much of the Andratx area is rural land with varying degrees of protection, and there, the possibilities for expansion, earthmoving, or auxiliary construction are very restricted. In urban areas, the limitations are the standard ones regarding occupancy, height, and building density.
Before planning any extension in Andratx, three things must be checked: the exact land classification, the remaining buildable area on the plot, and whether the existing house is non-compliant with zoning regulations, in which case only conservation work is permitted. The licensing classification is determined by the Law 12/2017 on Urban Planning of the Balearic Islands and the processing is done in the Andratx Town Hall, with the intervention of the Consell de Mallorca in certain cases of rural land.
Our policy is clear: we don't start any construction project without all the necessary permits being in place. In an area with Andratx's urban planning history, a project lacking legal authorization is a risk we don't pass on to any client. Our guide explains how the various procedures work permits and licences for renovating in Mallorca.
When is the best time to schedule a renovation in Andratx?
From October to May, for two practical reasons. First, the second home is unoccupied and the construction work doesn't interfere with its use. Second, access to Port d'Andratx and the hillside developments becomes more difficult in the summer: narrow streets, traffic, and difficulty maneuvering trucks and placing containers.
If the goal is to have the house ready for the season, planning needs to start the summer of the previous year: project design and permits in the fall, construction in the winter, and finishing touches in the spring. Arriving in April and asking for the house to be ready by July almost never ends well, and we prefer to say so rather than accept a deadline that can't be met.
Frequently asked questions about renovations in Andratx
How much does it cost to renovate a house in Port d'Andratx?
A complete renovation in Port d'Andratx will cost between €900 and €1,800/m² in 2026, meaning between €180,000 and €360,000 for a 200 m² property. This range is higher than the average for Mallorca due to the level of finishes, large-format windows and doors, and marine-grade materials required for beachfront properties. The final price will be determined after a site visit and assessment of the current condition of the property.
Is it possible to extend a house on rural land in Andratx?
It depends on the level of land protection and the available building rights, and in much of the Andratx area, extensions are very limited or simply not permitted. Prior verification is mandatory: land classification, remaining building rights, and whether the property is non-compliant with zoning regulations. Without this information, any extension project is a gamble.
How can I follow the renovation if I don't live in Mallorca?
With weekly photographic progress reports, a single point of contact with a direct phone line, material decisions finalized in writing before starting, and video calls at milestones requiring visual assessment. Any unforeseen issues are communicated with a proposal and price before implementation, never after. This is the protocol we apply to all projects for non-resident owners.
What materials should be avoided in a renovation on the seafront in Andratx?
Avoid common steel and standard stainless steel in fittings, screws, and railings, as well as aluminium without specific treatment for coastal environments, and mortars or paints that lack chloride resistance. It's also advisable to discard unprotected wooden trim in exposed areas. All of these perform well inland but fail within a few years just a few metres from the sea.
Let's talk about your house in Andratx
If you own a property in Andratx, Port d'Andratx, S'Arracó, or Sant Elm and want to renovate it, we'll come and see it, document it, and give you a fixed-price quote broken down by item, with no surprises halfway through the project. We are a company specializing in... renovations in Palma with three generations in the business, we're used to working with homeowners who don't live on the island. Fixed labour rates, one-year warranty on renovations and two years on materials, and 100% financing available.
