Andorra Demòcrates Propose First Property Register for Legal Certainty

The Demòcrates parliamentary group has submitted a bill to establish Andorra's first Property Register, aiming to enhance legal certainty in real estate transactions and organise the country's property stock.

Jordi Jordana, president of the Demòcrates group, and Maria Martisella, his deputy, outlined the proposal during a press conference. They described it as a key legislative commitment for the current term, developed after consulting experts, notaries, property owners and the Andorran Financial Authority.

The register will be fully digital and organised by individual properties, with each featuring two sections: one for physical characteristics and another for ownership rights and associated burdens such as mortgages, easements, usufructs or seizures. Unlike existing parish cadastres, which focus on physical data, this will record real rights, with registrars conducting prior checks on documents to ensure validity before entry. Only public titles like notarial deeds or court rulings will qualify for registration, though rental contracts for primary residences may be noted voluntarily with both parties' consent.

Registration will be mandatory but phased. It will start with built properties involved in notarial operations such as sales or mortgages. Remaining properties will follow gradually, targeting full coverage of all built real estate within about 10 years. Unbuilt land will be exempt unless subject to public deeds, like sales or urban development plans.

The register will be public yet restricted to protect privacy. Individuals must demonstrate a legitimate patrimonial interest, such as ownership disputes or rent payment queries. Courts, prosecutors and notaries will have free access, while public administrations require justification.

Preliminary steps include deploying the IT system, regulating real rights—currently in advanced drafting for parliamentary submission soon—and appointing at least two autonomous registrars via public competition, similar to notaries or bailiffs.

Demòcrates expect approval this legislature, with operations starting in one to two years, potentially by late 2027 or 2028. Inscription fees will scale with property value; for example, a €600,000 home might cost around €600. Jordana acknowledged the project's complexity, noting countries building such registers from scratch often take longer than a decade.