Encamp property market: Andorra's entry parish, priced like a resort

In Q3 2026, the average asking price for an apartment in Encamp reached €5,517/m², up 21.7% year on year and 45.0% since Q1 2023 (CASAFARI Area Insights, indexed listings for location id 2113, outliers excluded, queried 23 October 2026). Yet completed apartment sales recorded by the Departament d'Estadística averaged €3,242/m² in 2025, the lowest of Andorra's seven parishes. The first figure is what sellers ask; the second is what buyers actually paid in the parish sitting ten minutes east of Andorra la Vella, linked by the Funicamp lift to Grandvalira and extending to Pas de la Casa on the French border.

Where Encamp sits, and why it matters to the price

Imagine a couple working in Escaldes-Engordany who find nothing under €5,000/m² in completed sales there. They drive ten minutes east along the CG-2 into Encamp, expecting Andorra's traditional entry-level market, only to discover that Encamp's current listings ask more per square metre than buyers in Escaldes paid at the end of 2024. At the same time, official deed statistics say Encamp remains the most affordable parish in the country. Understanding that contradiction is the key to buying well here.

With 13,710 residents out of a national total of 90,021 ( July 2026 population by parish, Departament d'Estadística via Diari d'Andorra, in Catalan), Encamp is Andorra's third most populous parish. Geographically and economically, it operates as two distinct markets within one boundary. At roughly 1,240 metres sits Encamp village, alongside Vila and Les Bons, where year-round residents live and commute to the capital valley. High on the French border at around 2,000 metres sits Pas de la Casa, an alpine resort dominated by compact ski apartments and studios.

What connects the commuter town to resort pricing is the 6 km Funicamp funitel, which rises directly from Encamp village into the 215 skiable kilometres and seven sectors of Grandvalira's slope map and sector list (2025/26 season), including Grau Roig and Pas de la Casa. Meanwhile, local housing pressure is acute: Encamp reached 6,521 households on 31 December 2025, an increase of 789 households (+13.8%) since 2021, with an average of 2.07 persons per household (household statistics 2025, Departament d'Estadística, PDF in Catalan), all competing in a narrow valley with minimal buildable land.

How much do apartments in Encamp cost in 2026?

According to the Area Insights series for Encamp (location id 2113, queried 23 October 2026), apartment asking prices averaged €5,517.0/m² in Q3 2026, compared with €4,534.9/m² in Q3 2025 (+21.7%) and €3,804.8/m² in Q1 2023 (+45.0%). These figures represent asking prices from active listings refreshed weekly—as shown in the live ticker above—not completed deeds.

The upward trajectory since 2023 falls into two clear phases. Between Q1 2023 (€3,804.8/m²) and Q4 2024 (€4,171.6/m²), apartment asking prices rose by a steady 9.6%. From mid-2025, expectations accelerated sharply: asking averages moved from €4,123.0/m² in Q1 2025 and €4,249.3/m² in Q2 2025 to €4,534.9/m² in Q3 2025 (+10.0% year on year) and €4,828.8/m² in Q4 2025 (+15.8%). In 2026, every quarter recorded year-on-year asking growth above 20%: €5,205.0/m² in Q1 2026 (+26.2%), €5,311.7/m² in Q2 2026 (+25.0%) and €5,517.0/m² in Q3 2026 (+21.7%).

For houses in Encamp, the average asking price stood at €4,909.2/m² in Q3 2026 versus €4,072.1/m² in Q3 2025 (+20.6%, CASAFARI Area Insights, queried 23 October 2026). Treat this series with caution: Encamp is overwhelmingly an apartment market, and because so few houses are listed at any given time, the 2023–2025 quarterly numbers reflect small-sample volatility rather than broad market movements.

Asking price versus what buyers actually paid

When you turn from portal listings to signed deeds at the notary, the numbers look very different. Full-year figures from the 2025 transaction prices by parish from the Departament d'Estadística (in Catalan), reported via Bondia, put the average transacted price of apartments in Encamp at €3,242/m² in 2025 (+3.8% on 2024). That made Encamp the lowest-priced of Andorra's seven parishes, well below the national transacted average of €4,547.3/m² (+8.2%), Canillo (€3,752.4/m²) and Ordino (€4,134.5/m²).

Benchmark (Apartments)	Price per m²	Period & Change	Source & Metric
Encamp asking average	€5,517.0/m²	Q3 2026 (+21.7% y/y)	CASAFARI Area Insights (indexed listings)
Encamp transacted average	€3,242.0/m²	Full year 2025 (+3.8% y/y)	Departament d'Estadística (completed deeds)
Canillo transacted average	€3,752.4/m²	Full year 2025	Departament d'Estadística (completed deeds)
Ordino transacted average	€4,134.5/m²	Full year 2025	Departament d'Estadística (completed deeds)
Andorra national transacted	€4,547.3/m²	Full year 2025 (+8.2% y/y)	Departament d'Estadística (completed deeds)

Why is the gap between €5,517/m² asked and €3,242/m² paid so wide? First, displacement from the central valley is pushing new listings higher: already in Q4 2024, transacted apartment prices had reached €5,407/m² in Escaldes-Engordany and €5,105/m² in Andorra la Vella against €3,176/m² in Encamp (+13.3% year on year; Departament d'Estadística via Ara Andorra). Second, a parish-wide average blends older, unrenovated apartments in Encamp village or Pas de la Casa that change hands at modest deed prices with newly refurbished units and ambitious seller listings that sit on the market.

For buyers and advisers, the practical rule is straightforward: use asking-price data to gauge seller sentiment and competing stock, but anchor your offer on completed transaction evidence, using valuations, Comparables and market studies to price a specific building and street. Watch the volume cycle, too: national home sales fell 9.1% year on year in Q1 2026 even as asking prices continued to climb.

Who is buying in Encamp and Pas de la Casa?

Three distinct buyer groups drive demand across the parish. The first is domestic: Andorran and resident Spanish households priced out of Escaldes-Engordany and Andorra la Vella who look to Encamp village, Vila and Les Bons for primary residences. Younger buyers are increasingly active; nationally, home purchases by buyers under 29 rose from 68 to 98 in Q1 2026 (Q1 2026 home sales and non-resident share, Diari d'Andorra, in Catalan).

The second group targets Pas de la Casa and Grau Roig for ski second homes and seasonal rental units. Historically dominated by Spanish and French buyers, this segment is shifting: while Spanish buyers alongside Andorrans led the market in Q1 2026, purchases by French buyers fell 17.5% nationally over the same quarter (Departament d'Estadística via Diari d'Andorra).

The third group consists of international relocators and non-resident investors comparing property market trends across CASAFARI's markets. Nationally, non-resident home purchases doubled in 2025 (+100.3%, Departament d'Estadística via Bondia) ahead of tax changes, and still accounted for 26.8% of all purchases by individuals in Q1 2026 (241 of 898 purchases). Even so, Encamp remains a compact market: 379 properties of all types were transacted in the parish in 2025 (+15.9%, against 6,356 nationally, +37.3%), meaning a few dozen sales can noticeably shift quarterly averages.

What does a non-resident pay to buy in Andorra in 2026?

For those evaluating how investors use CASAFARI data to budget an acquisition, purchasing as a non-resident in Encamp requires factoring in the revised 2026 fiscal rules:

• Foreign-investment authorisation: Non-resident buyers must obtain prior foreign-investment authorisation from the Government of Andorra before signing the public deed before a notary.
• Tax on foreign real-estate investment (IEI): Under the consolidated text of the law on the tax on foreign real-estate investment (in Catalan) (Llei 3/2024, art. 8, as amended by Llei 2/2026 in force from 13 February 2026 and regulated by Decret 58/2026 of 26 February 2026), the tax is 6% of the real value for a first property (a single-family house, one apartment or studio with its annexes, or a single-dwelling plot) and 10% for subsequent units. The law provides a 90% tax rebate if the property is let as a habitual residence for at least ten years, subject to anti-abuse clauses.
• Purchase caps and scope: Local Andorran advisers report that the 2026 rules also cap foreign investors at one single-family house or two apartments (aggregating related parties) and apply the tax to residents with fewer than three years of effective residence in the past ten; verify how these provisions apply to your situation with an Andorran notary.
• Property transfer tax (ITP): Paid by the buyer at 4% of the declared value across all seven parishes—comprising 1% to the Government and 3% to the Comú d'Encamp—plus notary and registration fees (Government of Andorra note on the 4% property transfer tax, in Catalan). First-home exemptions apply only to Andorrans and qualifying long-term residents.
• Residency separation: Buying a property in Andorra does not confer residency. Passive and active residency permits are separate procedures with their own investment and minimum-stay requirements, which should be confirmed directly with the Government immigration service.

In practical terms, on a €400,000 first apartment in Encamp, a non-resident buyer faces 6% IEI (€24,000) plus 4% ITP (€16,000), adding €40,000 in purchase taxes before notary and registration fees.

Risks to weigh before you offer

The primary risk in Encamp is anchoring your negotiation on asking prices. Offering near €5,517/m² in a parish where completed 2025 sales averaged €3,242/m² leaves a buyer exposed, particularly now that national home sales dropped 9.1% in Q1 2026 (398 sales versus 438 in Q1 2025, Departament d'Estadística via Diari d'Andorra).

Second, weigh policy and regulatory risk. The Government doubled the foreign-investment tax within two years of introducing it to protect housing affordability for residents. At Pas de la Casa, while the 2,000-metre altitude ensures better snow reliability than lower Pyrenean resorts, investors face a short winter rental season, ageing building stock, and municipal or national tourist-letting (HUT) licensing rules that must be checked before assuming short-stay income. Finally, remember data thickness: in a thin market, read multi-quarter trends rather than single-week movements.

How to track Encamp prices yourself

Every asking-price series in this guide comes from CASAFARI Area Insights for location id 2113 (Encamp, region), which indexes active listings across portals and agencies while filtering out statistical outliers.

When you move from parish-level research to evaluating a specific apartment in Encamp village or Pas de la Casa, pair the quarterly trend with property-level comparables using the Comparables and valuation API documentation. Technical teams can query the time series directly via the Area Insights API documentation or ask Casafari MCP for the latest Encamp prices in plain language inside their own workflows.

To benchmark a property against current listings in Encamp, you can create a CASAFARI account and run the Encamp query directly on the platform.