Legal Guide to Buying Agricultural Land in Andorra

Published on October 3, 2025 and written by Cyril Jarnias

Buying Agricultural Land in Andorra

Andorra, a small country nestled in the Pyrenees, can be a strategic investment for agriculture enthusiasts or those looking to diversify their assets. However, understanding the legal subtleties is crucial to making this purchase safely.

From specific regulations regarding foreign ownership to building permits and knowledge of protected agricultural areas, it’s essential to be well-informed to avoid pitfalls and ensure the success of your acquisition.

This guide provides a clear and detailed overview of the purchasing process, allowing you to undertake this step with complete peace of mind.

Overview of the Legal Framework for Buying Agricultural Land in Andorra

Legal Framework and Specific Restrictions

Since 2012, non-residents can purchase real estate in Andorra, including agricultural land, but prior authorization from the Andorran government is mandatory.

• Specific restrictions exist for purchasing agricultural or forest land, and for large properties (generally over 900 m²), requiring additional steps and specific authorization.
• In certain protected areas or those subject to urban planning, additional rules may apply.
• Full ownership (land and building) is the standard in Andorra.

Buyer Status	Purchase Right	Main Restrictions	Authorization Required
Andorran Resident	Yes	Protected areas, large areas	Yes (for certain properties)
Non-Resident	Yes since 2012	Agricultural land, areas >900 m², protected zones	Yes (mandatory)

Legal Acquisition Procedure

1. Land search and negotiation.
2. Signing a preliminary contract (deposit contract).
3. Application and obtaining government authorization for purchase by a foreigner.
4. Signing the deed of sale before a notary.
5. Registering the property in the Andorran land registry.

Relevant Government Entities

• Government of Andorra (for purchase authorization)
• Notary (for signing the deed of sale)
• Property Registry (for property registration)
• Sometimes, municipality or Ministry of Environment (for protected or agricultural areas)

Tax Obligations

Land purchase is subject to a real estate acquisition tax. It generally starts at 3% for the first property, with progressive rates for additional acquisitions (5% then 8% beyond certain thresholds).

Other fees may apply: notary fees, registration fees, and possible stamp duties.

Number of Properties Acquired	Tax Rate
1st land	3 %
2nd to 5th property	5 %
6th to 9th property	8 %

Buyer Rights in Case of Dispute

• The buyer can appeal to Andorran courts in case of dispute or property conflict.
• Using a local lawyer is strongly recommended to protect one’s interests.
• The notary and land registry play a key role in securing ownership and resolving registration conflicts.

Recent Legislative Changes

In 2024-2025, Andorra strengthened regulations on certain types of properties, notably with the bill for sustainable growth and housing rights, mainly impacting tourist accommodations (ban on new licenses and expiration of old ones within 3 years). To date, no major reform specifically targets agricultural land, but the trend is towards increased land monitoring to preserve the territory.

For agricultural land, restrictions for non-residents remain mainly administrative (prior authorization) and aim to protect agricultural and forest areas.

Key Points List for Foreign Buyers

• Check the land classification (agricultural, forest, protected).
• Obtain purchase authorization from the government.
• Plan for tax and administrative fees.
• Engage a local professional (lawyer, notary).
• Ensure correct registration in the land registry.
• In case of dispute, appeal to competent local jurisdictions.

Note
The Andorran legal context evolves regularly, especially under pressure from real estate growth and the need to protect natural heritage. Therefore, it’s advisable to check the most recent legislation before any transaction.

Understanding Rural Zoning and Restrictions in Andorra

Rural zoning in Andorra refers to the set of rules that determine the possible uses of agricultural land, their protection, and development conditions. It mainly aims to preserve rural spaces, regulate urban development, and ensure sustainable land management.

Significance for Agricultural Landowners:

• Zoning determines whether a plot is intended for agricultural, forest, or natural use.
• Owners must respect these designations under penalty of administrative or criminal sanctions.
• Zoning impacts land value, the possibility to build, and exploit the land.

Main Rural Zoning Categories:

Category	Main Use	Main Criteria
Agricultural Zone	Agriculture, livestock	Soil agronomic quality, irrigation
Natural Zone	Ecosystem/landscape protection	Ecological/landscape value
Forest Zone	Forestry/forest conservation	Tree cover

Criteria Defining Each Category:

• Soil quality
• Water presence (irrigation)
• Ecological richness or biodiversity
• Natural risk (flooding/landslide)
• Heritage or landscape interest

Implications for Development and Use:

List of Common Restrictions:

• Construction of residences strictly limited to direct needs of an agricultural operation
• Near-total prohibition of commercial buildings unrelated to agricultural activities
• Need for specific authorizations for any substantial modification (e.g., tourist developments)

Environmental Aspects:

• Obligation to preserve local biodiversity
• Strict prohibition against altering wetlands/protected areas without exceptional exemption

Administrative Procedures for Modifications/Exemptions:

1. Submit a motivated request to the competent service (often Rural Planning Service).
2. Technical review with possible consultation of environmental services.
3. Mandatory or optional opinion from the concerned municipality.
4. Formal decision by the competent central or local administrative authority.

In certain special cases:

• Public inquiry required if major transformation planned
• Possible hierarchical appeal in case of refusal

Responsible Organizations:

• Andorran Government: develops national regulatory frameworks on rural planning and ensures overall compliance
• Municipalities/parroquias: issue individual permits and control on-site usage

Legal Consequences of Non-Compliance:

Immediate Risk:

• Outright cancellation of work done without authorization
• Administrative fines proportionate to severity

Aggravated Risk:

• Legal prosecution in case of recurrence/serious environmental damage
• Mandatory demolition of illegal constructions

These rules strongly influence any purchase/operation:

Key Points List When Buying/Farming in Andorran Rural Zones:

• Imperatively check the exact classification in the municipal/parochial plan before any real estate/agricultural operation
• Anticipate restrictions regarding desired future uses (secondary residence impossible except exceptions)
• Plan for administrative delays/complexities for any exemption requests

Strict compliance with rural zoning directly conditions any agricultural or residential activity in Andorran countryside—both economically and legally.

Steps to Obtain a Building Permit in Agricultural Zones

Current Legislation

In Andorra, construction in agricultural zones is strictly regulated by urban planning legislation, whose main references are the General Urban Plan (PUG) of each municipality and the Llei d’Ordenació del Territori i Urbanisme (LOTU). These texts define agricultural zones (often designated “Zone A”) and specify that any construction is in principle prohibited, except for expressly provided exceptions. The exceptions mainly concern constructions necessary for agricultural activity or collective facilities, subject to strict compatibility with agricultural use and landscape respect.

Prerequisites

• The land must be classified in an agricultural zone according to the municipal zoning plan.
• Only projects directly linked to professional agricultural activity can be authorized: greenhouses, sheds, barns, silos, or functional housing strictly justified by operational needs (e.g., night surveillance).
• The applicant must provide proof of the construction’s necessity for agricultural activity. Affiliation with an agricultural mutual or accessory activity is insufficient.
• Prior environmental assessment if the project may impact natural environments or landscape.
• Respect specific restrictions: landscape integration, absence of alternative outside agricultural zone, compliance with the land’s agricultural purpose.

Application Process

• Gather the following documents:
  1. Proof of land ownership or use
  2. Detailed project description and plans
  3. Proof of direct link with agricultural activity (professional certification, operation project)
  4. Environmental impact study if required
  5. Opinion or authorization from the municipality or competent urban planning service
• Complete the official building permit application form, available from the town hall of the concerned parish.
• Submit the complete file to the town hall or municipal urban planning service.
• Main contacts are:
  • The town hall (comú) of the parish where the land is located
  • The municipality’s urban planning service
  • The agriculture department for opinion on agricultural compatibility

Timelines and Costs

Step	Average Time	Estimated Cost
File review	2 to 6 months	100 to 500 €
Possible environmental impact study	1 to 3 months	500 to 2,000 €
Architect or consultant fees	Varies by project	1,000 to 4,000 €

Timelines may vary depending on project complexity and local administrative workload. Costs are indicative and may change based on municipal requirements.

Resources and Assistance

• Official guides available from comuns (town halls) and on Andorran institutional sites.
• Urban planning advisors or architects specialized in agricultural procedures.
• Technical assistance services offered by some local administrations, especially for file preparation or feasibility studies.
• Local agricultural associations can also guide project holders.

Practical Examples

Project	Challenge Encountered	Solution Provided
Construction of a livestock shed	Justification of permanent presence	Detailed activity report
Greenhouse installation	Contested landscape integration	Project adaptation (materials, height, location) after technical services’ opinion
Residence for operator	Doubt about agricultural necessity	Proof of need for night surveillance and professional certification

Note: Refusals often concern insufficiently justified projects or those non-compliant with the strictly agricultural nature of the zone. Support from a specialized professional maximizes chances of obtaining the permit.

Tips to Avoid Risks Related to Acquiring Non-Buildable Land

Tips to Avoid Risks Related to Acquiring Non-Buildable Land Intended for Agricultural Use in Andorra

• Legal Verification

  It’s essential to consult a real estate law specialist lawyer or a notary in Andorra before any purchase steps. These professionals provide reliable advice on restrictions applicable to non-buildable land and prevent potential legal consequences related to non-compliant use.

• Legal Documentation

  Always verify cadastral documents as well as urban planning plans. These documents confirm the land classification and ensure it’s intended for agricultural use only. This step avoids any unpleasant surprises related to an assignment incompatible with the planned project.

• Feasibility Studies

  Conducting feasibility studies is indispensable to anticipate any future technical or regulatory problems. It’s advisable to plan:

  • A soil analysis (fertility, pollution, bearing capacity)
  • Topographic studies (slope, access, landslide risks)
  • Environmental surveys (protected areas, biodiversity, natural risks)

  These studies guarantee the land’s compliance with agricultural use and facilitate obtaining any necessary authorizations.

• Local Regulations

  It’s crucial to inquire about:

  • Local rules for maintenance and operation of agricultural land
  • Tax obligations specific to Andorra related to ownership or operation of agricultural land

  Good knowledge of the local regulatory framework prevents involuntary infractions and helps anticipate associated costs.

• Land Registry

  Before acquisition, verify with the land registry office that the land is free of any dispute, easement, or encumbrance that could limit its exploitation. This step protects against potential future legal or administrative blockages.

• Consultation with Local Authorities

  Contacting public or municipal administrations clarifies legal requirements and zoning specifics of the implantation municipality. This dialogue facilitates understanding of procedures to follow and applicable specific restrictions.

Key Step	Main Objective	Recommended Contact
Legal Verification	Secure the operation and anticipate legal risks	Lawyer, notary
Legal Documentation	Confirm land destination and restrictions	Cadastre service, urban planning
Feasibility Studies	Ensure technical and environmental compatibility	Study office, surveyor, soil expert
Local Regulations	Respect obligations and anticipate additional costs	Tax administration, town hall
Land Registry	Guarantee availability and absence of dispute	Land registry office
Authority Consultation	Understand municipal requirements and procedures	Municipal administration

Following these steps is the best guarantee to secure the purchase of non-buildable land for agricultural use in Andorra and prevent any future legal, technical, or administrative risks.