*On Mallorca, the location down to the coastal core determines lettability, building requirements and market character. Here are the most important municipalities — subject to up-to-date verification.*
⚠️ ETV zoning has been highly volatile since 2024/2025 (Decreto-ley 4/2025, new "zonas saturadas"). 🔴 Specific classifications can change at short notice — verify at the PIAT / Consell de Mallorca before buying.
Plan de Intervención en Ámbitos Turísticos) of the Consell de Mallorca delimits whereETV is permitted. Modalities (simplified): unifamiliar 365, plurifamiliar 365 (subject to conditions), ETV 60 días (only 60 days/year, typical in saturated zones), no apta.
zonas saturadas only 60 days/year and not entirely in the high season.suelo rústico protegido (ANEI), ETV is generally prohibited.Playa de Palma–El Arenal · Palmanova–Magaluf · Santa Ponça · Peguera · Cala Millor–Cala Bona–S'Illot (🔴 check the full list against the original PIAT).
| Municipality / region | ETV particularity | Market character |
|---|---|---|
| Palma | Ban on ETV in apartments since 2018 (only unifamiliar); confirmed by the TS in 2023; 🟡 early 2026 "zona única no apta" | Largest market; Old Town, Santa Catalina, Portixol |
| Calvià (Santa Ponça, Magaluf, Portals, Bendinat) | several saturated cores (60 days) | very international, premium to luxury |
| Andratx (Port d'Andratx, Camp de Mar) | 🔴 check by location | most expensive luxury segment (front row up to ~€22,500/m²) |
| Pollença & Port de Pollença | 🟡 applications for "zona saturada" | luxury villas, town houses, fincas |
| Alcúdia | coastal cores partly restricted | hotel- and villa-heavy |
| Tramuntana (Sóller, Fornalutx, Deià, Valldemossa, Banyalbufar) | 🟡 often 60 days; ANEI/UNESCO strictest building requirements | character/stone houses, scarce supply, more for own use |
| Santanyí (Cala d'Or, Portopetro) | varies by core | sought-after southeast, fincas/villas |
| Felanitx, Manacor, Artà, Capdepera (Cala Ratjada) | 🟡 coastal cores partly saturated (e.g. Canyamel) | mixed town/coast/finca |
| Llucmajor, Campos, Ses Salines (Colònia de Sant Jordi) | Llucmajor includes part of Arenal (60 days) | nature (Es Trenc), fincas, coastal settlements |
| Es Pla / island interior (Sa Pobla, Sineu, Petra …) | mostly "apta" outside rústico protegido | fincas, agroturismo, quiet |
| Coastal municipalities | Island interior (Es Pla) | |
|---|---|---|
| Tourism pressure | high, many 60-day zones | low, mostly "apta" outside rústico protegido |
| Property type | villas, apartments, front row | fincas, country houses, village houses, agroturismo |
| ETV outlook | often restricted (saturada/Palma ban) | more likely 365, but rústico protegido = prohibited |