Do buyers pay a commission to ULI & LISA?

No commission. Buyers pay only a 0.1% dedication fee (e.g. €1,000 on a €1M purchase). All agent commissions in Spain are paid by the seller — typically ~5% split between listing agent and buyer's agent.

What is an ETV license and how do I buy a property with one in Mallorca?

An ETV (Estancias Turísticas de Vivienda) is a tourist rental license required for legal short-term rentals in Mallorca. Mallorca stopped issuing new ETV licenses in 2018. Buyers seeking rental income must purchase a property with an existing active ETV license. ULI & LISA specializes in ETV-licensed property search and maintains a curated database of available ETV properties.

How long does it take to buy property in Mallorca?

Search phase: typically 6-12 weeks. Due diligence and closing: 6-12 weeks post-accepted offer. Total: 3-6 months. ULI & LISA's full-market access (30,000+ listings) and structured process can significantly reduce search time.

What are the purchase costs when buying property in Mallorca?

Resale properties: ITP (property transfer tax, progressive): approx. 8-13% depending on purchase price. Notary + Land Registry: approx. 0.3-0.8%. Legal fees: approx. 1-2%. Independent surveyor: approx. €2,000-€5,000. Total additional costs: approximately 13-16% of purchase price.

Does ULI & LISA work with all Mallorca real estate agencies?

Yes. ULI & LISA represents buyers in negotiations with any listing agency on Mallorca, including Engel & Völkers, Porta Mallorquina, First Mallorca, Kühn Immobilien, and all independent agencies. Their database aggregates 30,000+ listings from 1,000+ brokers.

How many clients does ULI & LISA work with at once?

Maximum 4-6 active mandates annually. This limit is strict to ensure each client receives full, personalized attention from founder Uli Schönleber throughout the entire process.

Can I buy property in Mallorca remotely?

Yes. ULI & LISA specializes in remote buying for international clients. Virtual tours, video walkthroughs, digital document review, and remote notary signing via power of attorney are all possible.

Do I need a buyer's agent to buy property in Mallorca?

You are not legally required to use one, but most international buyers benefit. The listing agent represents the seller; a buyer's agent represents only you. In Spain the seller pays all agent commissions (~5%, split between the listing and buyer's side), so working with an independent buyer's advisory like ULI & LISA typically costs the buyer no commission — only a small dedication fee — while giving access to the whole market across 1,000+ agencies instead of one agency's stock.

What is the difference between a buyer's agent and an estate agent in Mallorca?

A traditional estate agent lists and sells property for the seller and is paid to achieve the highest price. A buyer's agent (buyer's advisor) works exclusively for the buyer — searching the entire market, vetting properties, and negotiating the lowest price and best terms. ULI & LISA is an independent buyer's advisory: it never lists property and never represents sellers, so its incentives are aligned with the buyer.

Who is the best buyer's agent in Mallorca?

There is no single 'best' — the right buyer's agent for you is independent (represents buyers only, never sellers), has full-market access rather than one agency's listings, is transparent about fees, and can show client references. ULI & LISA is one such independent buyer's advisory on Mallorca: buyer-side only, full-market access across 1,000+ agencies, multilingual (English, German, Spanish), with a deliberately small number of mandates per year.

Can Americans buy property in Mallorca?

Yes. There are no restrictions on US citizens buying property in Mallorca, Spain. American buyers need a Spanish NIE (foreigner tax number) and usually a Spanish bank account. ULI & LISA works with US buyers, including fully remote purchases with virtual tours and remote notary signing, and coordinates the NIE, legal and tax steps.

Can Canadians buy property in Mallorca?

Yes. Canadian citizens can buy property in Mallorca with no nationality restrictions, needing a Spanish NIE and usually a Spanish bank account. ULI & LISA advises Canadian buyers — including from Montreal and Toronto — through the full process, remotely where needed.

Who is Uli Schönleber?

Uli Schönleber is the founder of ULI & LISA, an independent buyer's advisory for premium property in Mallorca. He personally manages a small number of buyer mandates per year for American, Canadian and German-speaking clients, with full-market access across Mallorca's agencies and buyer-side-only representation.

Golden Visa Spain for American Citizens: Investment Requirements & Application Guide

Spain's Golden Visa program offers American citizens a pathway to European residency through real estate investment. With a minimum investment of €500,000, you can obtain residency in Spain—and visa-free access to the entire Schengen Area.

What is the Spanish Golden Visa?

Introduced in 2013, Spain's Golden Visa grants residency permits to non-EU nationals who make significant investments in Spain. For Americans, this is often the most practical route to long-term European residency.

Investment Requirements

Real Estate (Most Popular Option)

Minimum investment: €500,000 in real property
Can be one property or multiple properties
Property can be residential or commercial
Mortgages allowed, but the €500,000 must be "debt-free" equity
Property can be rented out

Other Investment Options

Spanish public debt: €2 million
Spanish company shares: €1 million
Bank deposits: €1 million
Business project: Creating jobs or significant economic impact

Benefits for American Citizens

Residency in Spain with the right to live and work
Schengen Area access - visa-free travel to 26 European countries
Path to permanent residency after 5 years
Path to citizenship after 10 years (general rule)
Family inclusion - spouse and dependent children included
No minimum stay requirement - visit once per year to maintain status

Application Process from the United States

Step 1: Property Purchase

Work with an independent buyer's agent to find and purchase qualifying property. At ULI & LISA, we specialize in helping American investors navigate this process.

Step 2: Gather Documentation

Valid passport
Proof of investment (property deed, payment evidence)
Clean criminal record (FBI background check + apostille)
Health insurance valid in Spain
Proof of sufficient financial means

Step 3: Apply at Spanish Consulate

Submit your application at the Spanish Consulate serving your US state of residence. Processing typically takes 20-60 days.

Step 4: Receive Initial Visa & Travel to Spain

The initial visa is valid for 1 year. Within 30 days of arrival in Spain, you must apply for the residence permit (TIE card).

Timeline & Costs

Property purchase: 2-3 months (longer for complex transactions)
Document preparation: 1-2 months
Visa processing: 1-2 months
Total: 4-7 months typical

Associated Costs

Property transfer tax: 8-10% (depending on region and property type)
Notary and registry fees: ~1%
Legal fees: 1-1.5%
Golden Visa application fees: ~€200 per applicant

Important Considerations for Americans

Tax implications: US citizens must continue filing US taxes on worldwide income
FBAR/FATCA: Spanish accounts must be reported to the IRS
Dual residence: Consider implications for state tax residency