Villa Cabrera, Santa Ponsa
The bay is already there. The house is on its way.
On the pine slope above the bay of Santa Ponsa, a 1980 villa stripped to its frame, permits in hand, being rebuilt into a house that looks out to the bay from its first-floor terrace and its roof.
A bay-view villa in Mallorca, move-in-ready June 2027. Buy it as it stands and finish it your way, or buy it finished. We show you the site as it is today and the house as it will be — nothing staged.
A view you cannot build.
Santa Ponsa is one of the great sailing bays of the southwest: two marinas, a Blue Flag beach, and the ridge of the Tramuntana behind it. The plot sits on the slope above, opposite a protected green area that will never be built on; from the first-floor terrace and the roof you look out over the pines to the water. The beach and the marina are five minutes below; Palma and the airport twenty-five.
Filmed at roof height, September 2026. This is the view from the first-floor terrace and the roof — not from every room, and we say so.
Structure done. Permits in hand.
The original villa has been taken back to its frame and the new pool cut into the slope. Every building permit for the renovation and extension is granted. What you see here is the house on 1 September 2026, filmed by drone, unedited — the honest starting point for both ways to buy it.
A developer-built project with a fixed handover: move-in-ready June 2027.
What finished looks like.
430 m² on three levels: four en-suite bedrooms, an open living floor behind floor-to-ceiling glass, and a rooftop terrace that looks out to the bay. Aerothermal heating and cooling, underfloor heating, Energy Rating B. Three covered parking spaces, two outside, and a store. Delivered finished, to the standard in these visualisations.
Visualisations show the current planning status. The file — plans, permits, specification — is open to any buyer.
Pool, outdoor kitchen, roof.
The garden is rebuilt for the way people actually live here: a long pool in the lawn, a covered outdoor kitchen and dining under the pergola, a sunken lounge for the evening, and the roof above it all for the last of the light over the water. Four en-suite bedrooms, the first-floor terrace with its view to the water, room for eight, and nobody sharing a bathroom.
Built for a house full of people — or for two, with the whole slope to themselves.
Photos and films — as it is today, and move-in-ready
430 m² on three levels and a roof, 1,510 m² of hillside.
What it costs to buy it, and what it costs to hold it.
Most buyers of a house like this live somewhere else, so the honest answer has two halves: what Spain charges, and what your own country does with it afterwards. Here is the first half, in full.
As it stands
€2,900,000 + your own renovation
| Transfer tax (ITP), Balearic scale | €327,000 |
| Notary and land registry | €2,100 |
| Your own lawyer, about 1 % + VAT | €35,000 |
| Renovation, as budgeted | €750,000 |
| IVA on the building work, 10–21 % | €75,000–€157,500 |
| Total, move-in-ready | €4,089,000–€4,172,000 |
Move-in-ready
€4,200,000 finished by Homebase
| Transfer tax (ITP), Balearic scale | €496,000 |
| Notary and land registry | €2,100 |
| Your own lawyer, about 1 % + VAT | €51,000 |
| Renovation | done, in the price |
| IVA on the building work | in the price |
| Total, move-in-ready | €4,749,000 |
Buying as it stands, transfer tax is paid on the lower price, but the building work carries IVA: 10 % when it qualifies as renovation of a home, otherwise 21 %. Your lawyer confirms the rate. Move-in-ready moves the works, the permits, the timeline and the risk to Homebase. Agent commission is paid by the seller in both cases.
While you own it
Every year, whole house
| IBI, the council tax | see the file |
| Imputed income tax, if you do not let it | 19–24 % of a notional 1.1–2 % |
| Rental income, if you do let it | 19 % of profit, EU/EEA 24 % of gross, others |
| Wealth tax, on Spanish assets over €700,000 | Balearic scale |
When you sell
Whatever you paid, this comes later
| Capital gains, non-resident | 19 % of the gain |
| Withheld by the buyer, on account | 3 % of the price |
| Plusvalía, the town hall’s land tax | two methods, lower applies |
| Purchase costs and invoiced improvements | reduce the gain |
The Balearic transfer tax is progressive: 8 % on the first €400,000, 9 % to €600,000, 10 % to €1m, 12 % to €2m and 13 % above. Each rate applies only to its own slice. Tax is calculated on the deeded price or the cadastral reference value, whichever is higher. Figures are indicative and confirmed by your lawyer before you sign.
Spain taxes the house. Your country taxes you.
A treaty decides which one gives way, and the mechanism differs by country. Pick yours — each opens in a new tab.
General information, not tax advice. Reviewed September 2026. The full picture, including how a Spanish sale works →
Santa Ponsa — the bay, the marina and the golf behind it
The house stands on the ridge above Santa Ponsa, looking down the bay. The beach, the marina and the golf course are all within five minutes of the gate, and Port Adriano is ten minutes further along the coast.
Open in Maps© OpenStreetMap
Santa Ponsa, Calvià
- Santa Ponsa, beach, marina and golf5 min drive
- Port Adriano, designer marina10 min drive
- Palma old town25 min drive
- Palma airport (PMI)30 min drive
The map shows the area, not the house. The exact address is shared with registered buyers.
Bought as it is. Delivered finished
The vision — how it looks when move-in-ready. All visuals →
As it stands, or finished.
The plot, the structure and every permit, today. Finish it to your own taste — or have the same team complete it for you at a fixed price.
Transfer tax and legal costs on top. Completion budget on request.
The house complete, to the standard shown, keys at handover. One buyer, one deed, no second budget for the year after.
Plus transfer tax (ITP) €496,000 and buyers’ legal €42,000.
Everything your adviser will ask for.
The property
The build
- Full renovation and extension of the 1980 villa
- Floor-to-ceiling glass to garden and terraces
- Rooftop terrace with a view to the bay
- Pool, gardens, pergola and outdoor kitchen
- Aerothermal heating and cooling, underfloor heating, air conditioning
- Energy Rating B
- Three covered garage spaces, two exterior, storage room
- Five minutes to the beach and the marina; Palma and the airport 25
- Delivered by an established renovation team; specification in the file
Go deeper
Torben Aagaard
Founder, Mallorca Homebase. Living in Palma since 2018. One call sets up the site visit — in person or on video, with the plans, the permits and the file open.
Book a call About Torben →
Santa Ponsa and the coast west of it
Where Mallorca’s story began, the southwest by sea, and the coves beyond Peguera.
Santa Ponsa — Where Mallorca’s Story Began
A Blue Flag beach on the spot where modern Mallorca began in 1229. Santa Ponsa, beyond the promenade.
Read the piece
Port Adriano — The Southwest of Mallorca by Sea
Two marinas, two moods, one sailing bay. The southwest of Mallorca is best understood from the water.
Read the piece
Peguera and Cala Fornells — The Coast Just West of Santa Ponsa
West of Santa Ponsa the coast softens into pine-fringed coves and terracotta villas. The quieter edge of Calvià.
Read the piece
Interested in Villa Cabrera?
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