MAS RAM PROPERTY GUIDE

Nestled on the wooded slopes of the Serralada de Marina in Badalona, Mas Ram is a premier gated hillside residential estate offering detached villas with sweeping Mediterranean views, 24-hour private security, and an on-site international school. According to CASAFARI Area Insights (location id 10526), apartment asking prices in Mas Ram averaged €4,419 per square metre in Q3 2026 (up 1.5% year on year from €4,354 per square metre in Q3 2025, based on listings indexed by CASAFARI, outliers excluded), positioning this exclusive enclave just 10 to 15 kilometres from central Barcelona.

Where is Mas Ram and how is it connected to Barcelona?

Perched on the western slopes of the Conreria hillside above Badalona—a municipality of 230,642 inhabitants according to the Institut d’Estadística de Catalunya (Idescat, 2025)—Mas Ram overlooks the coastline of the Maresme border. The B-20 ring road entrance sits just 150 metres from the estate gates, linking drivers directly to the C-31 motorway. This puts central Barcelona 10 to 15 kilometres away (a 5 to 15-minute drive outside peak hours) and Barcelona-El Prat Airport 25 kilometres away. For public transport, Àrea Metropolitana de Barcelona (AMB) bus lines B29 and B4 serve the hillside, connecting commuters with the B25 express bus to central Barcelona (Ronda Sant Pere), Metro Line 2 at Badalona Pompeu Fabra, and Rodalies R1 coastal trains at Badalona and Montgat stations.

What is everyday life like in Mas Ram?

Established in the late 1960s as a low-density, high-standing urbanisation, Mas Ram combines tree-lined avenues with round-the-clock private security for roughly 574 residents (now grouped by Idescat inside census section Badalona 29: Canyet - Mas Ram - Pomar de Dalt - Pomar). The estate functions as a self-contained family enclave anchored by the Escola Garbí Pere Vergés, founded in 1968 at Avinguda de les Palmeres, 5, and the Club Esportiu Mas Ram, which features tennis and padel courts, a swimming pool, a gymnasium, and a restaurant. Architectural heritage is preserved through the Masia del Mas Ram (Torre del Mas Ram), an 18th-century farmhouse with late-19th-century neo-Gothic remodelling and a 1913 intervention by Enric Sagnier that now houses the school, listed as a Bé Cultural d’Interès Local (BCIL) alongside the stone-and-brick Pont del Mas Ram over the Pomar stream. Residents enjoy immediate access to hiking trails in the Serralada de Marina regional park, while the beaches and marina of Badalona lie just minutes down the hill. You can read more about local trends in our broader Badalona property market guide.

What kind of housing stock and buyers define Mas Ram?

The architectural landscape of Mas Ram is defined predominantly by large detached single-family villas (xalets) set on generous sloping plots with private gardens, swimming pools, and uninterrupted sea views, complemented by a select collection of low-rise apartments and penthouses. Properties range from classic late-1960s and 1970s stone-and-brick residences to contemporary concrete-and-glass architectural statements and renovation opportunities. The buyer demographic is split between domestic executives and relocating families moving out of Barcelona’s Zona Alta (Sarrià-Sant Gervasi, Pedralbes) to secure larger plots and proximity to Escola Garbí Pere Vergés, and international buyers seeking a secure Mediterranean sanctuary within a 15-minute radius of the Catalan capital.

How is the Mas Ram property market performing in 2026?

Property inventory in Mas Ram moves at a measured pace due to the enclave’s intimate scale. According to CASAFARI Area Insights (queried 25 October 2026), the average asking price for apartments in Mas Ram stood at €4,419 per square metre in Q3 2026, marking a 1.5% year-on-year increase from €4,354 per square metre in Q3 2025 (asking prices from listings indexed by CASAFARI, outliers excluded). For rental properties, CASAFARI Area Insights recorded an average asking rent of €13.0 per square metre per month in Q3 2026 (asking rent from listings; note that listing volumes in the neighbourhood remain sparse and volatile). To contextualise these figures against official valuations, data from the Ministerio de Vivienda y Agenda Urbana (MIVAU) places the average appraised value (valor tasado) of free-market housing across Badalona at €2,824.2 per square metre in Q2 2026 (up 12.7% year on year across 1,113 appraisals, with homes under five years old averaging €3,800 per square metre), while Consejo General del Notariado deed records show an average closing price across Catalonia of €2,541 per square metre in July 2026. Mas Ram commands a notable premium over municipal averages thanks to its gated security, hillside topography, and proximity to Barcelona.

Which taxes, rental caps and residency rules apply to buyers in 2026?

Property transactions in Catalonia are governed by Decree-Law 5/2025 (in force since 27 June 2025), which applies a progressive Property Transfer Tax (ITP) scale to resale homes: 10% up to €600,000; 11% from €600,000.01 to €900,000; 12% from €900,000.01 to €1,500,000; and 13% on any portion exceeding €1,500,000—a bracket frequently engaged by luxury villas in Mas Ram. A flat 20% ITP rate applies to large landlords (grans tenidors) and whole-building acquisitions, while buyers aged 35 or under with qualifying incomes benefit from a reduced 5% ITP rate. Stamp Duty (AJD) stands at a general 1.5%. On the rental side, Badalona has been a designated stressed residential market zone since March 2024; under Law 11/2026, small landlords must cap new rents at previous contract levels (indexed by IRAV), whereas large landlords (owners of 5 or more residential properties in Catalonia) must cap rents at the State Reference Index and respect Generalitat pre-emption rights. Furthermore, under Catalonia’s Decree-Law 3/2023, tourist apartment licences (HUT) in Badalona are suspended for new applicants and capped with five-year renewal limits. Non-EU buyers should note that Spain officially abolished the real estate Golden Visa on 3 April 2025 under Organic Law 1/2025; international purchasers in 2026 rely instead on pathways such as the Non-Lucrative Visa, the Digital Nomad international telework visa, or Entrepreneur permits.

How can real estate professionals and investors analyse Mas Ram with CASAFARI?

Working within a micro-market characterised by low turnover and discreet marketing requires robust data tooling. Real estate professionals can leverage CASAFARI Property Sourcing to aggregate and deduplicate active listings from multiple portals and local agencies into a single, clean inventory record with complete asking-price histories. When preparing valuations for high-value villas or evaluating investment yields, agents and developers use the property valuation and market study tool alongside CASAFARI Area Insights to cross-reference live asking prices with official cadastral benchmarks and notarised closing prices across Badalona and Tiana. International investors exploring broader Spanish market dynamics can also consult our guide to buying property in Spain. To begin tracking inventory and running automated market analyses, sign in to the CASAFARI platform Console.

Frequently asked questions

Where is Mas Ram located and how long does it take to reach Barcelona?

Mas Ram is a gated hillside residential neighbourhood situated in District 3 of Badalona, right on the border of Tiana along the lower slopes of the Serralada de Marina. The B-20 motorway entrance is located just 150 metres from the estate gates, providing drivers with a 5 to 15-minute connection (10 to 15 kilometres) to central Barcelona outside peak hours, and around 30 minutes (25 kilometres) to Barcelona-El Prat Airport. Public transport connections include AMB bus lines B29 and B4, which link the neighbourhood to the Badalona Pompeu Fabra metro station on Line 2 and Rodalies commuter rail services.

What property transfer tax (ITP) do buyers pay in Mas Ram in 2026?

Under Catalonia’s Decree-Law 5/2025, resale homes are subject to a progressive four-tier Property Transfer Tax (ITP) scale: 10% for the first €600,000, 11% for amounts between €600,000.01 and €900,000, 12% between €900,000.01 and €1,500,000, and 13% on any valuation exceeding €1,500,000. A flat 20% ITP rate is levied on corporate entities and large landlords (grans tenidors) or whole-building buyers, whereas eligible buyers aged 35 or under benefit from a reduced 5% rate.

Are rents capped and can you get a tourist licence in Mas Ram, Badalona?

Yes, Badalona has been designated a stressed residential rental market zone since March 2024, meaning new long-term and seasonal leases are subject to statutory rent caps and strict compliance rules for large landlords holding five or more residential properties in Catalonia. Regarding short-term holiday rentals, Badalona City Council maintains a municipal suspension on new tourist apartment licences (HUT), and regional regulations under Decree-Law 3/2023 limit existing licences to five-year renewable terms.

Can non-EU citizens still get a Spanish Golden Visa by buying a villa in Mas Ram?

No, Spain officially abolished the real estate-based Golden Visa on 3 April 2025 under Organic Law 1/2025, with only transitional renewal rights preserved for prior applicants. Non-EU buyers relocating to Mas Ram in 2026 must utilize alternative immigration avenues, such as the Non-Lucrative Residence Visa, the International Telework (Digital Nomad) Visa, or permits designed for entrepreneurs and highly qualified professionals.

What amenities are available within the residential estate for families living in Mas Ram?

Mas Ram is designed as a self-contained enclave centred around family life, anchored by the long-standing Escola Garbi Pere Vergés and the Club Esportiu Mas Ram. This private club provides residents with access to a gymnasium, a swimming pool, and facilities for both tennis and padel, all within the secure grounds of the neighbourhood.

What is the historical significance of the buildings found within the estate?

The estate preserves a notable piece of local heritage in the form of the Masia del Mas Ram, an 18th-century farmhouse that underwent neo-Gothic remodelling in the late 19th century. This structure, which features a 1913 intervention by the architect Enric Sagnier, is now protected as a Bé Cultural d’Interès Local along with the stone-and-brick Pont del Mas Ram that crosses the local stream.