Balearic villages: living heritage and four-season stays
Long seen as a purely summer destination, the Balearic Islands are now a year-round experience. And it’s the villages that benefit the most from this transformation. ☀️
You’ll find:
- remarkably restored architectural heritage,
- pedestrianised, lively historic centres,
- a cultural life that runs across all four seasons,
- a discreet yet well-established international community.
On the market, this community translates into a strong presence of foreign buyers. According to requests recorded on Green-Acres for all the Balearic Islands, the French are in the lead (20% of foreign requests), followed by the Swiss (13%) and the British (11%). Germans, Italians, Americans and Dutch complete this core group of regular buyers, with median budgets ranging, for most of them, from €550,000 to over one million euros.
Valldemossa, Deià, Alcúdia: restored historic centres, vibrant cultural life
Valldemossa, nestled in the Serra de Tramuntana, is one of the most emblematic villages in Majorca. Its stone houses, green shutters and colourful flowerpots create a postcard-perfect atmosphere. But beyond the image, the village is very much alive:
- meticulous renovation of facades and alleyways,
- cafés and small restaurants open for a good part of the year,
- concerts, exhibitions and cultural events around the charterhouse.
Deià, a little further along the coast, attracts artists, writers and lovers of dramatic landscapes. Terraced hills plunge into the sea, hiking trails start right on your doorstep and the cultural offer is surprisingly rich for such a small village:
- contemporary art galleries,
- artist residencies,
- intimate music programming.
Alcúdia, in the north of Majorca, offers another face: that of a perfectly preserved fortified town, with:
- medieval ramparts and monumental gates,
- a pedestrian, lively historic centre all year round,
- local market, small shops and restaurants.
In these three villages, real estate follows the same pattern: a stock of historic buildings, often fully restored, with:
- strong international demand,
- marked pressure on character properties in the village core,
- value driven by architectural charm and quality of life.
For property in Alcúdia, this appeal translates, in second-home listings, into a market dominated by large family houses and prestige fincas. In a selection of properties for sale, you’ll typically find large estates of around 300 m² of living space, often with a swimming pool and open views.
Pollença, Santanyí: stone-paved lanes, markets and galleries
Pollença and Santanyí show another side of Balearic villages: more mineral, more oriented towards the market square, with a strong local identity. 😊
In Pollença, in the north:
- sloping lanes paved with light stone,
- little squares where people have coffee all year round,
- the famous Calvari steps and their view over the bay,
- a dynamic weekly market, very popular with both residents and visitors.
In Santanyí, in the south-east:
- a historic centre built entirely in local golden stone,
- renowned markets that bring the village to life several times a week,
- art galleries, craft workshops, home décor boutiques,
- proximity to spectacular coves, just a few minutes’ drive away.
This type of village is particularly attractive to:
- buyers looking for an authentic pied-à-terre, close to the sea but away from the crowds,
- remote workers who want a lively village life all year round,
- rental investors targeting clients in search of “village + beach + culture” experiences.
In practice, buying in Pollença or Santanyí often means accepting:
- sometimes unusual layouts (narrow village houses on several floors),
- renovation projects to optimise comfort and energy performance,
- a substantial budget as soon as you aim for the hyper-centre or already carefully renovated properties.
In Pollença, for example, the properties listed on Green-Acres reflect the appetite of an upmarket international clientele: large village houses in Pollença or properties of several hundred square metres, often with patios, pools and views over the countryside or the sea, dominate searches.
Tourism 2026: peak visitor numbers and off-season diversification
The Balearic Islands have entered a new phase in their tourism history. Local authorities are prioritising quality over quantity, while managing visitor numbers that remain close to record levels. This has a direct impact on how attractive the villages are for property purchases. 🌴
Record visitor numbers, higher average spend
Visitor statistics (Frontur/Egatur type for 2024–2025) confirm several major trends:
- visitor numbers close to pre-2020 records,
- a higher average spend per traveller, driven by:
- shorter but more intense stays,
- an upmarket shift in spending (accommodation, dining, activities),
- growing demand for “authentic” experiences.
- a longer season, with:
- an active clientele in spring and autumn,
- strong interest in hiking, cycling, culture and gastronomy.
For the villages, this results in:
- visitor flows spread more evenly across the year, giving local businesses more stability,
- less of a feeling of “shutting down” in the off-season,
- increased demand for character accommodation in village centres.
This demand comes with substantial budgets: according to aggregated Green-Acres data for the Balearics, French buyers typically target properties of around 160 m² with a median budget of €740,000, while Germans are happy to go up to around 195 m² for over one million euros. Buyers from Switzerland, the United States or the Netherlands also focus on generous floor space and “ready to live in” properties, pushing up the supply of premium accommodation in the villages.
Premium accommodation and growing nature/culture circuits
The move upmarket in Balearic tourism particularly benefits villages with a strong identity. We are seeing:
- the transformation of village houses into:
- small boutique hotels,
- discreet guesthouses,
- high-end holiday rentals with services.
- the development of itineraries combining:
- hiking in the Serra de Tramuntana,
- visits to villages such as Valldemossa, Deià, Pollença,
- wine and food experiences,
- discovery of historical heritage (churches, ramparts, monasteries).
For buyers, these trends open up several avenues:
- acquiring a village house to renovate with a view to high-end seasonal rentals,
- investing in a large building to be divided into several units,
- betting on growth segments such as cycle tourism, wellness and cultural stays.
However, it is essential to:
- research local regulations on tourist rentals in detail,
- check the necessary licences and authorised or restricted zones,
- anticipate possible changes in planning rules and sustainable tourism policies.
Impact on village property markets
The combination of “charming villages + year-round visitor numbers + upmarket tourism” has a direct effect on local property markets. Prices are adjusting, rare properties are becoming highly sought after, and new areas are emerging as alternatives. 🏡
Rising values for stone houses; scarcity within the old walls
In the most sought-after historic centres (Valldemossa, Deià, Alcúdia, Pollença, Santanyí, etc.), several points stand out:
- stone houses with original features (vaults, exposed beams, patios) are increasing in value faster than average,
- the supply within the old walls is structurally limited: few new plots, already dense built environment,
- available properties are often either fully renovated or in need of thorough refurbishment.
For buyers, this means:
- accepting higher purchase budgets to stay in the hyper-centre,
- being ready to move fast when a quality property comes onto the market,
- carefully costing works (insulation, reversible air conditioning, spatial reconfiguration) to avoid underestimating the project’s overall cost.
The features that really make a difference for this type of property include:
- the presence of a patio, rooftop terrace or small garden,
- good natural light despite the density of the built environment,
- walking access to shops, schools and restaurants,
- relatively easy parking nearby.
Opportunities inland: budget vs access to services
Faced with pressure on the iconic coastal villages, more and more buyers are turning inland. There you can find:
- quieter villages, less exposed to mass tourism,
- more affordable prices per square metre,
- a wider choice of village houses or fincas to renovate.
However, this shift means carefully assessing the trade-off between budget and services:
- distance to beaches and main urban centres,
- the presence (or absence) of schools, medical services and shops open year-round,
- quality of transport links: roads, buses and, on some islands, trains.
The buyer profiles drawn to inland areas include, for example:
- families looking for a quieter life with strong local roots,
- remote workers who prioritise space (garden, office, extra room) over immediate proximity to the sea,
- long-term investors betting on gradual appreciation in lesser-known but well-connected villages.
Before making up your mind, it can be useful to:
- spend a few weeks off-season in the village you’re considering,
- test everyday journeys (school, shopping, leisure),
- talk to residents who have been living there for several years.
It’s often in these informal conversations that you really gauge whether a village matches your pace of life and your property plans. 🙂
