Note
Buying property in Menorca: what to check
Quick answer
Menorca is the calmest of the Balearic Islands, with small towns, a long protected coast and village houses. Check protection rules, rural land and licences, water and seasonal services, and the strict tourist-let rules. Ask your notary to calculate the bracketed resale tax.
Applies toBuyers considering a village house, a flat or a rural home in Menorca.
On this page: 11 sections
§ 1The island
Menorca is the easternmost of the Balearic Islands, calmer and flatter than Mallorca, with two main towns at either end, small villages, farmland and a long, largely protected coast. This page belongs to the chapter on the section on Balearic Islands.
§ 2The market
The registry reports that foreigners made up 32.27% of home purchases in the Balearic Islands in the second quarter of 2026, and the average price was €4,311 per m² in the region. We found no island-level average, so we print none. Ask local agents for recent sales and compare by town and type.
§ 3Taxes
The first bracket of the resale transfer tax is 8% on the part of the value up to €400,000, with higher brackets above and reduced rates for some buyers. Ask your notary to calculate it for your price. The costs section explains.
§ 4Village and town houses
Old houses in towns and villages bring damp, unusual layouts and parts that may not be registered. Take a survey, ask for the licence and compare the registry note with the cadastral record. The property types section explains old houses.
§ 5Protected land
Much of the island has protection, and the rules can restrict building and works. Ask the town hall in writing what applies to the plot, and let a lawyer check the registry.
§ 6Water and seasons
Water is limited, and services shut in winter in many places. Ask where the water comes from, what it costs and what is open outside the season.
§ 7Coast and tourist lets
Coastal homes are subject to the coastal law. A decree-law of 2025 treats a stay beyond thirty nights as outside tourist use and sets fines from up to 5,000 euros up to 50,001 to 500,000 euros. Read the rules and ask a local lawyer.
§ 8Who it may suit
It may suit buyers who want a calm island with nature and small towns, and who accept seasonal services. Mallorca explained covers Mallorca and Ibiza explained covers Ibiza.
§ 9What we could not verify
We found no island average and did not read the protection rules.
§ 10Questions to ask on site in this place
Ask about the water supply, the licence of rural buildings and any rental restriction. Ask the community administrator, if there is one, for the statutes, the last accounts and the minutes of the previous meetings. Visit in winter as well as summer, because many services close and the island changes completely. Write down the answers and compare them with the documents your lawyer receives from the registry and the town hall.
§ 11Before you pay a deposit in this place
Ask the notary to calculate the bracketed tax on your price before you sign. Have your lawyer check the title, the licences and the charges first, and keep the deposit small and refundable on conditions. Choose a lawyer who knows island planning and rural land, because licences are the common problem. The legal process section explains the contract and the deed.
FAQRelated questions
Is Menorca quiet?
Compared with its neighbours, yes. It has small towns, a long protected coastline and a strong seasonal pattern, so services may shut in winter. Visit in both seasons before you commit.
Does protection limit building?
Large areas are safeguarded, and the restrictions can curb construction and alterations. We did not study them, so request a written answer from the council and the island authority about your specific plot.
Can I let a home to tourists?
Only within the narrow limits of the 2025 Balearic decree-law, which demands registration and imposes severe fines. Read it, and obtain local legal advice before basing any plan on holiday income.
Sources
- Boletín Oficial del Estado: Decreto-ley 4/2025 de las Illes Balears (BOE-A-2025-14462) (official source, opens in a new window), Tourist stays in dwellings; sanctions; text read to article fiveLast checked 18 October 2026
- Colegio de Registradores: Estadística Registral Inmobiliaria, 2T 2026 (official source, opens in a new window), Sales, foreign buyers, price per m², mortgagesLast checked 17 October 2026
- Agència Tributària de les Illes Balears: Impuesto sobre transmisiones patrimoniales: tipos de gravamen (official source, opens in a new window), General scale and reduced ratesLast checked 17 October 2026
- Boletín Oficial del Estado: Ley 22/1988 de Costas (BOE-A-1988-18762) (official source, opens in a new window), Arts. 7, 8, 12 to 15, 23 to 28 and 13 bis; text read to article 44, transitional provisions not readLast checked 18 October 2026
General information only. This is not legal, tax or financial advice. Check your own situation with a qualified adviser.