Houses and villas for sale in San Francisco, Formentera
Formentera’s capital is smaller than many villages elsewhere, and that is exactly what makes the houses and villas for sale in Sant Francesc (San Francisco) so appealing. On the island everyone says Sant Francesc, the Catalan name, while maps and many listings use San Francisco or the full Spanish name, San Francisco Javier. The ferry is five minutes away, the white sand of Ses Illetes ten, and the town has the island’s hospital, secondary school, town hall and most of its shops. Even so, it still feels like a village, with a whitewashed church on the main square and cafés where people sit for hours. Around the town you find whitewashed townhouses, new semi-detached homes, restored stone fincas and, towards Cap de Barbaria and Cala Saona, villas on large plots with plenty of space and quiet.
In Sant Francesc you choose between living in town, with everything on foot, and a house in the countryside around it, where plots are bigger and nights are darker. The port of La Savina is only a few minutes away, which makes the town practical for anyone who often goes over to Ibiza. Building on rural land is very restricted on Formentera, so houses with all their paperwork in order and new homes in town come onto the market only now and then. If you are still deciding between Sant Francesc, another part of Formentera or Ibiza, we help you work it out, from a townhouse here to one of the mansions for sale in Ibiza.
This rare new-construction property, located in Ses Berdetes, Sant Francesc, Formentera, consists of two independent semi-detached homes, each with a built-up area of 190 m² spread over three floors. The...
CW-N-NM-130
3
3
417 m²
190 m²
€ 1,300,000.00
Living in Sant Francesc
Daily life happens around the Plaça de sa Constitució, with the fortified church from the 18th century, the town hall and a handful of cafés and restaurants. In the streets around it you find shops, boutiques and banks, from May to October small stalls sell crafts made on the island, and on Tuesday and Saturday mornings there is a flea market in the Jardí de Ses Eres behind the church. Sant Francesc is busy in July and August but never loud, and in winter it is the place where the whole island meets, to shop, to see the doctor or simply for a coffee.
Coast, services and connections
La Savina, the ferry port with year-round connections to Ibiza, about five minutes by car.
Ses Illetes and Llevant, the famous white sand beaches of the Ses Salines Natural Park, about ten minutes away.
Cala Saona, a sheltered sandy bay on the west coast with turquoise water and sunsets over the sea, about ten minutes by car.
Cap de Barbaria, the wild southern tip of the island with its lighthouse, open countryside and some of Formentera’s largest estates.
Sant Ferran, the neighbouring village with year-round restaurants and the beaches of Es Pujols close by, about seven minutes away.
The Hospital de Formentera and the health centre are in Sant Francesc itself, and specialist care is provided at Can Misses hospital on Ibiza. A new health centre is being built next to the hospital, with completion planned for the third quarter of 2028.
For families, Sant Francesc has everything within walking or cycling distance. The public primary school CEIP Mestre Lluís Andreu and the island’s secondary school IES Marc Ferrer are both in town, and the Consell de Formentera runs a public nursery (escoleta) here for children up to three, open from 7:30 to 15:30. Along Avinguda de Portossalè you find the sports centre, the public swimming pool, the library and the cinema. To get a place at a public school and access to public healthcare you need to register at the town hall (empadronamiento), and school places are allocated by address. Formentera has no international school. The nearest are on Ibiza, Morna International College in Santa Gertrudis, Colegio Mestral near Ibiza Town and the Lycée Français International in Sant Jordi, reached from La Savina, five minutes away, by fast ferry in about 30 minutes plus a short drive, and as places are limited, it is best to contact them about a year in advance. If you work from home, check before buying whether fibre internet is available at the address.
What makes Sant Francesc special?
Sant Francesc is the only place on Formentera where you have the hospital, the schools, the town hall and the shops on your doorstep and still live a few minutes from some of the best beaches in the Mediterranean. The countryside to the south, around Can Parra and Cap de Barbaria, is flat, open and very quiet, with pine woods, stone walls, fig trees and long views to the sea. It is a town that works all year, which is rare on an island where many places close in winter.
Living in Sant Francesc all year
Sant Francesc is the most practical place on Formentera for year-round living. The hospital, the schools, supermarkets, the pharmacy and banks are all here, and many restaurants stay open in winter. For country houses and fincas, check the water supply and cistern, heating and insulation, as winters can be damp and windy. To find out more about life on the island, read our article on living in Formentera.
House and villa prices in Sant Francesc in 2026
In Sant Francesc, prices depend mainly on whether a property is in town or in the countryside, on the size of the plot, sea views and the legal status of the house. In the centre you mostly find whitewashed townhouses, which start at around €1.2 million, and in our current listings two brand-new semi-detached homes in Sant Francesc, each with three bedrooms, around 190 m² and a plot of around 417 m², are offered at around €1.3 million. Detached villas with a private pool and garden in the countryside around the town usually start at around €1.5 million, restored stone fincas and larger villas range from around €2.5 to €5 million, and the most exclusive estates towards Cap de Barbaria with land and open views reach from €3.5 million to more than €8 million. These are asking prices in 2026 and not guaranteed sale prices.
Buying costs in Sant Francesc
Resale homes are subject to the Balearic transfer tax ITP, based on the higher of the deed value and the cadastral reference value (valor de referencia), at 8% up to €400,000, 9% up to €600,000, 10% up to €1 million, 12% up to €2 million and 13% above that. On a tax base of €1.3 million the tax comes to around €126,000, before notary, land registry, lawyer and building surveyor. New builds bought directly from a developer are generally subject to 10% IVA plus 1.5% AJD instead of ITP. If you want to finance part of the purchase, read our guide to getting a mortgage in Ibiza, which also applies to Formentera.
What should buyers check before buying?
For a finca or country villa, make sure the house, pool, terraces and any extensions are covered by building permits and registered in the cadastre and land registry, and that there are no open planning infringements on the property, because rural houses on Formentera often have parts that were added later without a permit. Also ask for the cédula de habitabilidad, the certificate of occupancy, because without a valid one you often cannot put water and electricity contracts in your name. For a new home in town, check the building licence, the first occupation licence and the developer’s guarantees. Buyers who are counting on rental income should know that the number of tourist rental places on Formentera is capped, and new places only become available when an existing licence is given up, so properties with an existing licence are especially valuable, and the licence and its transfer must be verified before purchase. Our guide to buying a property in Ibiza explains the purchase process, taxes and legal checks in more detail, and you can compare Sant Francesc with other areas in all our listings.
Demand for houses and villas in Sant Francesc
Demand comes mainly from families and owners who live on Formentera all year, from buyers who travel often to Ibiza and want the port close by, and from people looking for a finca or villa with land in the quiet south of the island. New homes in town and villas around Can Parra and Cap de Barbaria are the most sought after, and because new building is very limited, good properties rarely stay on the market for long. Buyers who want to be closer to a beach and a livelier evening scene often compare Sant Francesc with Es Pujols.
Why buy a house or villa in Sant Francesc?
Sant Francesc gives you the shortest way to everything that matters in daily life, from the hospital and schools to the ferry, with Cala Saona and Ses Illetes only ten minutes away. It suits families, year-round residents and buyers who want a summer home that is just as easy to use in spring, autumn and winter. For more about the high-end segment, read our article on high-end property investment in 2026.
Finding the right house or villa in Sant Francesc
We start by discussing your priorities, your budget and how you plan to use the property, and then select homes that really match, from new homes and townhouses in the centre to fincas and villas towards Cap de Barbaria and Cala Saona. Through our cooperation with local agents, developers and owners, we can also show you available houses, villas and fincas in Sant Francesc that are not listed with us. CW Real Estate Ibiza prepares a personal selection and accompanies you on viewings, with no additional agency fees for you. For a private viewing, you can contact us.
All houses and villas for sale in Sant Francesc (San Francisco), Formentera
FAQs – Houses and villas for sale in Sant Francesc (San Francisco), Formentera
How much does a house or villa in Sant Francesc cost in 2026?
Townhouses in the centre of Sant Francesc start at around €1.2 million, and in our current listings two brand-new semi-detached homes with three bedrooms are offered at around €1.3 million each. Detached villas with a pool in the countryside usually start at around €1.5 million, restored fincas and larger villas range from around €2.5 to €5 million, and exclusive estates towards Cap de Barbaria reach from €3.5 million to more than €8 million.
Where is Sant Francesc on Formentera?
Sant Francesc, in Spanish San Francisco or San Francisco Javier, is the capital of Formentera and lies in the west of the island. The ferry port of La Savina is about five minutes away, Ses Illetes and Cala Saona about ten minutes, Sant Ferran about seven minutes and Cap de Barbaria about fifteen minutes by car.
Which beaches are near Sant Francesc?
The closest beaches are Ses Illetes and Llevant in the Ses Salines Natural Park, about ten minutes north, and Cala Saona on the west coast, also about ten minutes away. The long sandy beaches of Migjorn on the south coast can be reached in around ten to fifteen minutes.
Can I rent out my house in Sant Francesc to holidaymakers?
Only if the property already has a valid tourist rental licence. The number of tourist rental places on Formentera is capped, new places only become available when an existing licence is given up, and renting without a licence can lead to high fines. If rental income is important to you, check before buying that the licence is valid, registered for the property and can be transferred to you.
Which agency has houses and villas in Sant Francesc?
CW Real Estate Ibiza shows you not only its own properties in Sant Francesc, from new homes in town to fincas and villas in the countryside, but also available homes offered by other agencies, with no additional agency fees for you. This is possible through our cooperation with local agents and developers, and we also inform suitable buyers about properties that are marketed confidentially. Christian Wolf and his team have been selling property on Ibiza and Formentera for over 15 years, and in 2024-2025 CW Real Estate Ibiza received two European Property Awards, for best real estate agency in Spain with 2 to 4 offices and for the best real estate agency website in Spain.
Is Sant Francesc a good place to live all year?
Yes, it is the most practical place on Formentera for year-round living. The hospital, the schools, supermarkets, pharmacies and banks are all in town, and many restaurants stay open in winter. The ferry port of La Savina is only five minutes away, which makes trips to Ibiza easy.
Are there fincas and villas for sale near Cap de Barbaria?
Yes, the countryside south of Sant Francesc, around Can Parra and towards Cap de Barbaria, with its open plains and pine woods, is one of the main areas for fincas and villas on large plots on Formentera. Detached villas with a pool start at around €1.5 million, and the most exclusive estates with land and open views reach from €3.5 million to more than €8 million. Before buying, have a lawyer check the building permits, the registration in the land registry, any open planning infringements and the cédula de habitabilidad.
What is there to do in Sant Francesc?
The town has cafés and restaurants around the main square, the 18th-century fortified church, shops and boutiques, and a small crafts market in summer. Cala Saona, Ses Illetes and the lighthouse at Cap de Barbaria are all a short drive away, and a green route for walking and cycling leads out of town towards the salt flats.
Are there schools and nurseries in Sant Francesc?
Yes. The public primary school CEIP Mestre Lluís Andreu, the island’s secondary school IES Marc Ferrer and a public nursery (escoleta) for children up to three are all in Sant Francesc, and the sports centre and public swimming pool are in town too. For a place at a public school you need to register at the town hall, and places are allocated by address. Formentera has no international school, the nearest are Morna International College, Colegio Mestral and the Lycée Français on Ibiza, reached by fast ferry from La Savina, five minutes away, so it is best to contact them about a year before you move.
Is there a hospital in Sant Francesc?
Yes. The Hospital de Formentera and the health centre are in Sant Francesc itself and cover daily healthcare and emergencies all year, and a new health centre next to the hospital is due to be completed in the third quarter of 2028. Specialist treatment is provided at Can Misses hospital on Ibiza, which is easy to reach by ferry from La Savina. The town also has a pharmacy in the centre.
