Buying property in Sant Julià de Lòria: prices and rules

The average asking price for apartments in the parish of Sant Julià de Lòria reached €5,508.7/m² in Q3 2026, up 27.5% on Q3 2025, while houses averaged €4,873.8/m², up 8.7% (CASAFARI Area Insights, location id 2285, asking prices from indexed listings, not transaction prices). Sitting at about 940 m altitude ten minutes from the Spanish border, it remains the most affordable of Andorra's seven parishes in mid-2026 listing surveys, though buyers without three years of Andorran residence face prior authorisation, a dedicated tax and a cap of one house or two apartments.

Drive north from La Seu d'Urgell in Catalonia, cross the border at the Riu Runer, and the first Andorran town on the CG-1 is Sant Julià de Lòria. For years, this southern gateway was the parish buyers settled for when priced out of Andorra la Vella or Escaldes-Engordany. Today, someone stopping at an agency window in the town centre finds two-bedroom flats advertised well above €5,500/m².

What does a home in Sant Julià de Lòria cost in 2026?

In Q3 2026, apartments in Sant Julià de Lòria averaged €5,508.7/m² and houses €4,873.8/m² in parish-level price series in CASAFARI Area Insights (location id 2285, Área de Sant Julià). These figures are asking prices from indexed listings with outliers excluded, not closing prices at the notary.

At the parish average, an illustrative 90 m² two-bedroom flat in the town centre lists at roughly €495,000. A 150 m² single-family house up the hillside in Aixirivall or Auvinyà comes to around €730,000 at the average.

Unusually for a mountain parish, apartments overtook houses on a per-square-metre asking basis in Q2 2026 (€5,347.7/m² versus €4,885.7/m²). By Q3 2026, the apartment premium stood at 13.0%. That inversion reflects scarcity on the valley floor: modern flats near the CG-1 highway and the university are in tight supply, whereas the house stock across the high villages includes older, larger properties that trade at a lower rate per square metre.

Where is Sant Julià de Lòria and who lives there?

Sant Julià de Lòria is the southernmost of Andorra's seven parishes (each administered by its own local council, or comú). The Gran Valira river cuts through the valley floor, and the main town sits at roughly 940 m above sea level—the lowest of the parish capitals, which gives it milder winters than Ordino or Canillo.

The parish is home to about 10,300 residents (10,318 according to the Departament d'Estadística release in August 2026) within a national population that reached 90,122 residents in September 2026, up 1.7% in a year. Over the past twelve months, Sant Julià was the slowest-growing of the seven parishes.

Daily life centres on the Universitat d'Andorra, the town's traditional retail and tobacco heritage, and the Naturland leisure and cross-country ski area up at La Rabassa. Above the town, residential areas climb into the villages of Aixirivall, Auvinyà, Juberri, Fontaneda and Bixessarri.

Most buyers in the parish are long-term Andorran residents of more than three years purchasing a primary residence, alongside cross-border commuters from the Catalan comarca of Alt Urgell. International buyers are predominantly Spanish and French, with a smaller cohort of other Europeans establishing tax residence.

How fast have prices risen, and is the rise slowing?

Apartment and house asking prices tell two different stories in 2026. According to CASAFARI Area Insights (queried October 2026), apartment asking prices in Sant Julià de Lòria rose 27.5% year on year in Q3 2026 (from €4,319.3/m² in Q3 2025) and are up 55.8% since Q1 2023 (€3,535.6/m²). The apartment series rose in 13 of the 15 quarters on record and accelerated sharply from the second half of 2025.

Houses also climbed 60.4% from €3,038.0/m² in Q1 2023 to €4,873.8/m² in Q3 2026, an 8.7% increase on Q3 2025 (€4,482.9/m²). However, house asking prices peaked at €5,033.8/m² in Q1 2026 and eased 3.2% over the following two quarters.

This divergence happens against a cooling national backdrop. Across Andorra, property transactions fell to 492 deals in Q1 2026 (-3.7% year on year) and 473 deals in Q2 2026 (-11.8% year on year), marking a third consecutive quarterly decline according to the Departament d'Estadística and the AGIA mid-2026 report on advertised prices by parish. Over the same period, national homes listed for sale dropped 10.5% to 1,590 units. Asking prices have been rising on falling volume.

Any single quarter in Sant Julià de Lòria must be read with care. In all of 2025, the parish recorded just 376 property transactions—the fewest of any Andorran parish, according to Estadística's 2025 transaction figures by parish. In such a thin market, a handful of newly listed chalets or modern flats will shift the quarterly average as much as genuine repricing.

How does Sant Julià compare with the rest of Andorra?

Even after a 27.5% annual jump in apartment asking prices, Sant Julià de Lòria remains the entry point to the Andorran market, listing at roughly 70% to 85% of national asking levels. In its H1 2026 survey of advertised homes, the Col·legi d'Agents i Gestors Immobiliaris d'Andorra (AGIA) placed the national average asking price at €7,178/m² (+24.8% year on year), with flats at €7,495/m² and houses at €5,735/m².

Area / Property Type	Average Asking Price (€/m²)	Period	Data Source & Methodology
Escaldes-Engordany (all residential)	€8,724/m²	H1 2026	AGIA agency survey
Ordino (all residential)	€7,519/m²	H1 2026	AGIA agency survey
Andorra la Vella (all residential)	€7,246/m²	H1 2026	AGIA agency survey
Andorra national (flats / houses)	€7,495/m² / €5,735/m²	H1 2026	AGIA agency survey
Sant Julià de Lòria (apartments)	€5,508.7/m²	Q3 2026	CASAFARI Area Insights (indexed listings)
Sant Julià de Lòria (houses)	€4,873.8/m²	Q3 2026	CASAFARI Area Insights (indexed listings)

Note that AGIA's survey of member agencies and CASAFARI's deduplicated index of active portal listings use different methodologies and should be read side by side rather than merged.

More important for a buyer is the gap between asking prices and closing prices. While national advertised prices for flats approached €7,500/m² in mid-2026, the Departament d'Estadística recorded average national closing prices for flats at €4,547.3/m² at the end of 2025 (+8.2% year on year) and €4,415.9/m² in Q1 2026 (+3% year on year). Estadística does not publish a separate closing-price series for Sant Julià in these releases, but the national gap shows that sellers' initial expectations sit well above signed deeds. Buyers and advisers should build offers from Comparables and market studies for Andorran property rather than parish asking averages.

Can a foreign buyer purchase in Sant Julià de Lòria, and under what rules?

Yes, subject to prior government authorisation, a dedicated tax and strict holding limits. Non-residents accounted for 24.9% of individual property acquisitions across Andorra in 2025 (1,464 purchases) and 26.8% in Q1 2026, according to the Departament d'Estadística. Those evaluating CASAFARI data for property investors in the Principality must account for rules that have changed twice since the September 2023–February 2024 moratorium.

Under Llei 3/2024 on the tax on foreign real-estate investment (in Catalan), in force since February 2024, and the consolidated text of Llei 5/2025 (in Catalan), Andorra defines a foreign real-estate investor not only as a non-resident individual, but also as:

• Any resident individual with fewer than three years of residence within the previous ten years.
• Any foreign company.
• Any Andorran company with 50% or more foreign capital.

Since 10 April 2025, Article 9 of Llei 5/2025 caps what a foreign investor may receive authorisation to hold in total across Andorra:

• One plot of land for a single-family house, or one single-family house; or
• Up to two flats, apartments or studios (each with up to three parking spaces and three storage rooms); or
• Up to six standalone parking spaces.

Foreign-led property development is barred unless at least 50% of the homes are dedicated to affordable rental. Purchases completed outside these rules can be declared legally null and attract fines. Llei 5/2025 also introduced tighter controls on empty homes and tourist-use flats, so anyone considering short-term letting should check the licensing rules of the Comú de Sant Julià de Lòria before committing.

On purchase taxes, every buyer pays the standard property transfer tax (Impost sobre les Transmissions Patrimonials, ITP) at 4% of the declared value—split 1% to the central state and 3% to the comú in all seven parishes, as confirmed by the Government of Andorra note on the property transfer tax (October 2026). Buyers who fall within the foreign-investor definition also pay the tax on foreign real-estate investment introduced by Llei 3/2024, which is progressive according to the number of properties acquired; ask an Andorran tax adviser to confirm the exact bracket for your status before signing a reservation contract.

What should a buyer or adviser check before making an offer?

Whether you are relocating from Barcelona or Paris, or advising a client comparing property market trends across CASAFARI's markets, four checks apply to Sant Julià de Lòria in 2026:

1. Separate town flats from village houses. A two-bedroom flat near the Universitat d'Andorra trades in a rising, supply-starved segment (€5,508.7/m² asking in Q3 2026), whereas detached houses in Aixirivall, Juberri or Fontaneda have paused since Q1 2026 (€4,873.8/m² in Q3 2026).
2. Benchmark against recent comparables. In a parish with 376 annual deals and a wide national gap between advertised and closing prices, pull building-level and street-level comparables before setting an offer price.
3. Verify the three-year residence clock. If you have lived in Andorra for fewer than three of the past ten years, you require foreign-investment authorisation prior to the public deed and are subject to the Llei 5/2025 holding cap.
4. Reproduce the parish series directly. Analysts and technical teams can query location id 2285 and compare the other six parishes through the Area Insights API documentation and the Comparables and valuation API documentation (both in English).

To inspect active and historical listings across Sant Julià de Lòria and the rest of Andorra, explore CASAFARI Area Insights or create a CASAFARI account on the platform.