S’ARANJASSA PROPERTY GUIDE

S’Aranjassa is a peaceful, low-density rural district within the municipality of Palma de Mallorca, home to 1,254 residents according to INE municipal population data for Palma and S’Aranjassa (January 2025). Highly prized by international property buyers for its country fincas and detached villas, the district combines rustic living with exceptional proximity to infrastructure, situated just 8.1 km from Palma de Mallorca Airport and 12 km from central Palma.

Why do buyers and investors look at S’Aranjassa in rural Palma?

S’Aranjassa offers a distinct lifestyle profile within the municipality of Palma, which recorded 434,786 registered residents in January 2025 and 443,833 in the Continuous Population Statistics in January 2026 (INE). While 570 inhabitants reside in the compact village core, the majority live across scattered rural plots (diseminado) bordered by historic almond, carob, and olive groves on the edge of the Pla de Mallorca basin.

Many marketing materials inaccurately claim that most properties in S’Aranjassa boast sea views. In reality, while select elevated parcels along the southern ridge capture panoramas across the Bay of Palma, the vast majority of fincas sit on flat, fertile agricultural terrain. Buyers choose S’Aranjassa not for sweeping coastal vistas, but for space, agricultural privacy, and the convenience of a rural lifestyle minutes from urban amenities. For investors and buyer’s agents analyzing supply and pricing trends in this niche micro-market, CASAFARI Area Insights provides live portal-aggregated market data, with developers able to integrate real-time feeds via the Area Insights API documentation.

How well connected is S’Aranjassa to Palma, the airport and the coast?

Transport infrastructure is S’Aranjassa’s primary market advantage. According to road distances from S’Aranjassa to Palma Airport verified in October 2026, Palma de Mallorca Airport (PMI) is located approximately 8.1 km away—a drive of just 8 to 10 minutes. Central Palma is roughly 12 km to the west via the Ma-19 motorway, requiring around 15 minutes by car. Beach access is equally swift: the sandy stretches of Playa de Palma and El Arenal are 5 to 7 km to the south (under 10 minutes). Buyers seeking the protected dunes of Es Trenc should note that it lies 38 to 40 km to the southeast, a 35 to 40-minute drive via the Ma-19.

Public transport is provided by EMT Palma. The EMT Palma Line 31 timetable and route shows that Line 31 (Sant Jordi – Sindicat) serves local stops including Escola de s’Aranjassa and Can Peixet every 45 to 60 minutes on weekdays, connecting the district directly to Can Pastilla, the Palau de Congressos, and central Palma at Porta des Camp.

For daily essential services, S’Aranjassa houses the local primary school on Carretera Militar, documented in the CEIP S’Aranjassa school profile (September 2026). Comprehensive daily amenities sit just 1.5 km away (a 2-minute drive) in the neighbouring village of Sant Jordi, which offers CEIP Sant Jordi, the Escoleta Sa Capçaneta nursery, Suma and Eroski/Bip Bip supermarkets, a pharmacy, local bakeries, and a public health centre.

Golf courses and cycling routes around S’Aranjassa and Puig de Randa

S’Aranjassa serves as a prime base for active sports, particularly golf and road cycling. Verified travel metrics show that three 18-hole golf courses sit within easy reach. As noted in local agency data regarding proximity to Golf Son Gual (September 2026), Golf Son Gual is the nearest, located 5 to 7 km to the north via the Ma-15 (a 5 to 10-minute drive). T Golf Palma Puntiró (Golf Park Puntiró) and Golf Son Antem in neighbouring Llucmajor are both 10 to 12 km away, taking approximately 10 to 12 minutes by car.

Cycling enthusiasts benefit from direct access to quiet secondary backroads (camins) linking S’Aranjassa to Sant Jordi, Algaida, and Llucmajor. According to the Puig de Randa cycling climb profile on Komoot (October 2026), the village of Randa is located 12 km east of S’Aranjassa. From Randa, cyclists can tackle the famous climb to the Santuari de Cura summit (543 metres altitude), which measures 4.7 to 5 km with 261 metres of elevation gain at an average gradient of 5.3% to 6%.

What are the planning, tax and rental rules for buying a finca in S’Aranjassa?

Navigating planning laws is critical when purchasing rustic property in Mallorca. Under the Balearic Urban Planning Law (LUIB), the Territorial Plan of Mallorca (PTI), and Decree-Law 9/2020 in the Boletín Oficial del Estado (BOE) (in force October 2026), single-family residential construction on rustic land requires minimum plot sizes: 14,000 m² on General Rustic Land (SRG), 21,000 m² in Agricultural Interest Areas (AIA), and 50,000 m² in Landscape Interest Areas (ARIP). Maximum buildable footprint is capped at 1.5% in SRG (1% in ARIP), plot occupancy is limited to 2% (1.5% in ARIP), and absolute building volume cannot exceed 900 m³ across the entire estate. Swimming pools are restricted to one per plot, with a maximum water surface area of 35 m² and a volume cap of 60 m³.

Buyers must budget for acquisition taxes outlined by the Agència Tributària de les Illes Balears (ATIB) ITP tax brackets (updated June 2026). Resale properties attract progressive Property Transfer Tax (ITP): 8% on the first €400,000; 9% from €400,000.01 to €600,000; 10% from €600,000.01 to €1,000,000; 12% from €1,000,000.01 to €2,000,000; and 13% on any portion exceeding €2,000,000. Primary residence buyers under 30 benefit from a 100% tax relief on properties up to €331,859.70. New-build homes attract 10% VAT (IVA) plus 1.5% Stamp Duty (AJD).

Short-term holiday rentals are heavily restricted. As confirmed by the Consorci Borsa d’Allotjaments Turístics (CBAT) (October 2026), tourist lets in multi-family buildings are banned in Palma under Decree-Law 4/2025. For single-family fincas, net new tourist places remain suspended; buyers must purchase a dwelling with an existing valid ETV licence or acquire places from the CBAT pool (allocated at €3,500 per place in spring 2026). Non-EU buyers should also note the Spanish Government announcement on the abolition of the Golden Visa, which permanently ended real estate residency permits on 3 April 2025 under Organic Law 1/2025.

To conduct thorough due diligence, verify cadastral boundaries, and review title histories, estate agents and investors rely on CASAFARI Property Sourcing alongside professional property valuation and market study models. For broader legal insights on conveyancing, review our guide to the Spanish property contract and escritura deed or read about investing in Mallorca’s property market. To evaluate current listings and legal records, sign in to the CASAFARI platform.

Frequently asked questions

What are the rules for building or renovating a finca on rustic land in S’Aranjassa?

Under Mallorca’s planning framework and Decree-Law 9/2020, developing a new single-family residence on General Rustic Land (SRG) requires a minimum plot size of 14,000 m², which increases to 21,000 m² in agricultural zones and 50,000 m² in protected landscape areas. Total buildable area is capped at 1.5% of the plot surface (1% in protected zones), with maximum building volume strictly capped at 900 m³ across the entire estate. Furthermore, properties are limited to a single swimming pool with a maximum water surface area of 35 m² and a volume limit of 60 m³.

Can I get a holiday rental licence (ETV) for a property in S’Aranjassa?

Holiday rental licences for multi-family apartments are prohibited across Palma and the Balearic Islands under Decree-Law 4/2025. For detached single-family fincas, net new tourist places have been under a moratorium since 2022. Consequently, buyers must either acquire a property that already holds a valid ETV licence or purchase decommissioned places when released through the Consell de Mallorca’s CBAT pool, which allocated single-family places at €3,500 per bed space in spring 2026.

How much is Property Transfer Tax (ITP) when buying a home in S’Aranjassa?

In the Balearic Islands, resale properties are taxed according to a progressive Property Transfer Tax (ITP) schedule managed by ATIB. Buyers pay 8% on the first €400,000, 9% on the band between €400,000.01 and €600,000, 10% between €600,000.01 and €1,000,000, 12% between €1,000,000.01 and €2,000,000, and 13% on any portion above €2,000,000. New-build properties are subject to 10% VAT (IVA) plus 1.5% Stamp Duty (AJD) rather than ITP.

Does buying a property over €500,000 in S’Aranjassa still qualify for a Spanish Golden Visa?

No, purchasing property in Spain no longer qualifies for an investor residency permit. Spain permanently abolished the real estate Golden Visa on 3 April 2025 under Organic Law 1/2025, repealing Articles 63 to 67 of Law 14/2013. Non-EU investors seeking residency in Mallorca must now apply through standard legal channels, such as the Non-Lucrative Visa or the Digital Nomad Visa.