Real Estate Auctions in Andorra

Published on October 3, 2025 and written by Cyril Jarnias

Located in the heart of the Pyrenees, Andorra is a sought-after destination for its tax attractiveness and quality of life, captivating both investors and potential residents alike.

Recently, auction platforms have emerged as an innovative and essential tool in the Andorran real estate sector, offering unique opportunities to acquire properties at prices often below market value.

These platforms, which combine advanced technology and competitive sales strategies, represent a revolution in a rapidly transforming sector, paving the way for a new real estate investment model that is both transparent and accessible.

Understanding Real Estate Auctions in Andorra

Real estate auctions in Andorra allow for the acquisition of properties through a public and transparent process, where the property is awarded to the buyer who submitted the highest bid. They can take different forms depending on their origin: judicial sales (liquidation, seizure), notarial auctions, or government property sales.

Types of Auctions Available

• Judicial Auctions (following liquidation or seizure)
• Notarial Auctions (organized by notaries)
• Government Property Auctions (public assets for sale)

Main Rules

• Mandatory in-person attendance or online registration.
• Prior deposit of a security check typically representing 5 to 10% of the starting price.
• No withdrawal period or financing contingency.
• The award is final unless a higher bid is submitted within ten days following the sale.

Comparison Table of Auction Types

Auction Type	Property Origin	Characteristics
Judicial	Liquidation/Seizure	Attractive price, fast procedure
Notarial	Individual/Company	Sale supervised by a notary
Government Property	Public Assets	Criteria other than price possible

Main Platforms Used

– Local specialized platforms such as ImmoGrifo
– International sites adapting their services to the Andorran market
These platforms facilitate:

• Publication of detailed listings
• Registration and deposit of guarantees
• Organization of viewings and access to specifications

Advantages

• Possibility to acquire a property below its market value
• Accelerated procedure compared to traditional sales
• Transparency of the process

Challenges and Risks

• Need to quickly mobilize funds without financing contingency
• No cooling-off period after the award

Tip: Prior property expertise is highly recommended. Request a physical visit and consult a local real estate scout to assess the actual value.

Steps to Participate in a Real Estate Auction

1. Select the property on a specialized platform.
2. Register with required documents + deposit the security check.
3. Visit the property with a real estate agent or notary if possible.
4. Actively participate during the in-person/online session, bid up to your set limit.
5. If awarded: immediately sign the deed before a notary; pay a deposit (~10%), then settle the balance within the given timeframe (usually within three months).
6. Pay additional fees: notary fees (~2.5–5%), local taxes.

Required Conditions

• Andorran residence permit required for purchase.
• Have access to funds quickly.
• No financing contingency related to bank credit.

Practical Tips

• Set your maximum bid before the session
• Carefully review all official documents
• Plan for specialized legal/notarial advice
• Be prepared to pay quickly after the award

Recent Statistical Data on Andorra

Real estate auctions remain marginal but have seen a notable increase since 2023, with approximately 8% of transactions conducted through this channel, mainly due to the digital development of dedicated platforms.

In summary:

Buying via auction = speed + opportunities,
but absolute vigilance on financing & evaluation!

How to Participate in an Auction in Andorra

To participate in a real estate auction in Andorra, several key steps should be followed:

Necessary Steps to Participate

• Property Search: Use local real estate agents or platforms like Real Statum to identify available properties according to your criteria.
• Prior Verification: Ensure the property’s legality and consult local regulations.
• Auction Registration: Fill out a registration form on the chosen platform or with the organizing notary.
• Provision of Required Documents:
  • Proof of identity (passport or national ID card)
  • Proof of address
  • Residence permit in Andorra (mandatory for acquisition)
  • Proof of sufficient financial resources

Security Deposit

• A bank check is generally required as a security deposit upon registration, dedicated to the consignment.
• This deposit will be refunded if you are not declared the winning bidder.

Procedure During the Auction

1. Attendance required (physical or digital depending on the format) at the start of the auction.
2. The conditions and characteristics of the property are announced by the notary.
3. Bidders submit their offers within a limited time (often timed).
4. The highest bid wins the property; immediate signing possible at the notary’s office.
5. Legal post-auction period: ten days during which a higher bid of at least 10% more can be submitted, leading to a new session with a revised starting price.

Types of Auctions Available

Type	Location/Platform	Characteristics
Public Auctions	Judicial Court / Notaries	Legally supervised, open to the public
Private Auctions	Real Estate Platforms	Organized by agencies, sometimes restricted access

Public sales take place under judicial control; private sales go through agencies or platforms.

Restrictions for Foreigners

• Prior obtaining of a residence permit mandatory before any real estate purchase in Andorra.
• Financial justification required.

Popular Platforms to Access Andorran Real Estate Auctions

• Real Statum
• ImmoGrifo

These platforms allow for consultation and registration for sales.

Tips to Maximize Acquisition Chances

• Prepare all required documents before the auction.
• Be accompanied by a local real estate scout to identify suitable neighborhoods and comparatively analyze the market.
• Properly assess the property’s real value before any offer.

To maximize your chances:

• Inquire about all local legal conditions
• Be ready with your financing and residence permit
• Act quickly during the legal post-auction period if you wish to submit a higher bid

Following these steps ensures participation compliant with Andorran requirements.

Advantages of Auctions for Buying a Property

Advantages of Auctions for Property Purchase in Andorra

• Competitive Prices: The auction system often allows acquiring a property at a price lower than the traditional market, as direct competition between buyers can lead to attractive prices, especially when few participants are present.
• Access to Unique or High-End Properties: Real estate auctions in Andorra provide access to a selection of rare, atypical, or prestigious properties not always available on the classic market. Some lots regularly include luxury properties or those with a particular history.
• Accelerated Purchase Process:
  • Reduced timelines between the auction and signing.
  • Procedure supervised by a notary ensuring security and legal speed.
  • Terms are clear from the start (minimum price, limited contingencies).

Advantage	Description
Competitive Price	Possibility to buy below market price
Unique/High-End Properties	Privileged access to exclusive properties
Speed	Shorter process than a traditional transaction
Transparency	Public conditions and equality among all bidders
Efficiency	Legal security (notary), simplified administration

Transparency and Efficiency

• All bids are public; each participant knows precisely the amount proposed by competitors.
• Notarial organization ensures each step complies with Andorran law and protects the parties’ interests.
• Strict rules impose prior deposit (certified check, justifications) ensuring bidders’ seriousness.

Examples of Popular Platforms in Andorra

• Andorra Sotheby’s International Realty: regularly offers international investors access to its high-end portfolio through various channels specialized in exceptional sales.
• Specialized platforms partnering with local notaries to physically or virtually organize auction sessions adapted to the Andorran context.

Specific Rules Making This System Attractive

• Strict supervision by a local notary ensuring total transparency
• Obligation for each potential buyer to justify solvency before any participation
• Possible right to submit a higher bid within a set period after the main award (sometimes based on a French model)

In summary, buying at real estate auctions in Andorra combines transparency, administrative speed, privileged access to certain property types, and a potentially advantageous pricing position. These assets make this method particularly interesting for any buyer seeking efficiency and distinctive opportunities in this dynamic market.

Tips for Getting Good Deals in Judicial Sales

Understanding the Legal Mechanisms of Auctions in Andorra

To participate in a judicial real estate sale in Andorra, a strict legal framework must be respected:

• Signing a reservation contract and paying a deposit validating the purchase promise.
• Mandatory involvement of a notary (only 4 authorized in the Principality) to establish the final contract and organize the signing.
• Payment of the balance at the deed and deposit of the sale deed by the notary.
• Request for title holder change at the land registry, accompanied by payment of a tax equivalent to 5% of the acquired property’s value.
• Settlement of the annual property tax.

The management of seized or confiscated assets falls exclusively under the Andorran judge, who may delegate this responsibility to the Judicial Asset Management Office.

Specific Advantages of the Andorran Real Estate Market

• Attractive Taxation: absence or low taxes on real estate capital gains.
• Political and Legal Stability: enhanced security for foreign investments.
• Growing Demand: dynamic market driven by an international clientele seeking advantageous tax residence.

Platforms Used to Access Judicial Sales

Listings are mainly relayed on:

• Official websites of Andorran courts
• Agencies specialized in judicial real estate
• Private concierge services offering personalized assistance

Practical Tips for Getting a Good Deal

1. Thorough Preliminary Research:
   • Regularly follow official and private platforms to detect new listings as soon as they are published.
   • Register for automatic alerts when possible.
2. Accurate Evaluation:
   • Analyze the average price per m² in the targeted neighborhood via local agencies or recent real estate reports.
   • Compare with the property’s actual condition (physical visit essential).
   • Account for all additional costs (taxes, necessary repairs).
3. Rigorous Determination of Maximum Bid:
   • Calculate your maximum bid according to your actual financial capacity and expected profitability after acquisition/resale/rental.
4. Continuous Monitoring:
   • Set up daily tracking of judicial listings via RSS feeds, specialized newsletters, or social networks dedicated to local real estate.
5. Identifying Profitable Properties:
   • Look for:
     • Undervalued properties compared to the market
     • Properties requiring little to no repairs
     • Lots recently seized (potential for strong discount)
     • Atypical situations: un-liquidated inheritances, commercial liquidations

Key Criteria	Why It’s Important	Recommended Tools/Actions
Price/m² vs Market	Guarantee undervalued purchase	Comparative study
Technical Condition	Limit hidden costs	Building expertise
Location	Maximize rental/residential potential	Mapping of sought-after neighborhoods
Legal History	Secure investment	Verification with notary/judge

Revealing signs that a property may be particularly profitable

• Listed price significantly lower than local averages
• High rental demand observed in the area
• Absence of proven legal disputes on the land title

In summary, succeeding in purchases during judicial sales requires meticulous preparation, active monitoring, and objective analysis before each auction to optimize chances while limiting financial risks.