Key points

  • Law 2/2026 ("Omnibus II") has been in force since 13 February 2026; it amends the foreign real estate investment tax created by Law 3/2024.
  • The 2024 brackets (6%, 6%, 8%, 10% by number of properties) give way to two rates: 6% for the first property, 10% for subsequent ones or where standard thresholds are exceeded.
  • The definition of foreign investor widens: any resident individual unable to evidence at least three years of effective, permanent residence within the last ten (study periods aside) is now in scope.
  • Transition: authorisation requests filed before entry into force remain under the previous rates.
  • Decree 58/2026 of 25 February 2026 rewrote the implementing regulation: exemptions are now attested before a notary or resolved by the Tax and Borders Department, depending on the case.

Two rates instead of four brackets

The 2026 mechanics simplify and tighten: 6% for the first residential unit, 10% beyond — and 10% where the investment exceeds the standard thresholds. For an investor building a position across several acquisitions, the difference belongs in the financing plan from the letter of intent.

"Foreign" no longer stops at the border

Residence alone no longer takes you out of scope: a resident who cannot evidence three years of effective residence within the last ten is treated as a foreign investor. That qualification is documented — and prepared before the promissory agreement, not at completion.

What this means in practice

Andorra keeps institutionalising foreign access to its market — it now prices it more plainly. Prior authorisation remains, the notarial lock remains, and the fiscal entry cost reads in two lines. Serious operations price these parameters in before committing, with qualified Andorran counsel — the discipline behind each of our operations in the Principality.

General information, verified at the date of publication. Every operation requires advice from qualified local counsel.