Houses and villas for sale in Cas Mut, Ibiza
If you are looking for houses and villas for sale in Cas Mut, you will mostly find contemporary homes built in recent years, set on a hillside with wide views over Ibiza Town and the sea. Cas Mut is a small residential area on the slopes above the ring road west of the capital, only about five minutes by car from the centre, the port and the hospital of Can Misses. See Cas Mut on Google Maps. Some owners on the hill would rather sell quietly than advertise, and we regularly present such off-market villas to serious buyers.
Most villas in Cas Mut were completed in recent years and follow a similar modern style, with flat roofs, large glass fronts, infinity pools and several terraces stacked down the slope. Plots range from around 500 m² to more than 2,000 m², and the built areas usually lie between 300 and 900 m². A few undeveloped plots are also offered, which you can compare with other land for sale in Ibiza, and buyers who prefer more space and a rural setting should look at our fincas for sale in Ibiza.
Buying a house or villa in Cas Mut
Administratively, the hill of Cas Mut is part of the municipality of Eivissa. Below the hill lies Can Misses, the residential district with the main hospital, schools and sports facilities, and a few minutes to the west is the village of Sant Jordi with its Saturday market. Unlike these busier neighbourhoods, Cas Mut consists only of detached villas on quiet residential streets, with no apartment blocks, shops or through traffic.
To see how Cas Mut compares with other parts of the island, browse our Ibiza mansions for sale, from hillside villas near town to estates in the countryside. Our complete selection of family homes and villas across the island is collected on the page houses and villas for sale in Ibiza.
Luxury villa with four bedrooms and breathtaking sea views
- CW-N-CE-80
- 4
- 4
- 2,300 m²
- 900 m²
Living in Cas Mut
Life in Cas Mut combines the calm of a villa area with the convenience of living next to the capital. The streets are quiet, most homes sit behind walls and electric gates, and in the evening the lights of Ibiza Town and Dalt Vila spread out below the terraces. Residents include international families who live on the island all year, entrepreneurs who travel often and second-home owners who want to reach restaurants, the marina and the airport in minutes. Because the area is small and recently built, neighbours tend to know each other, while every villa keeps its own privacy.
Beaches, services and connections
- Playa d’en Bossa, the nearest long sandy beach, about 10 minutes by car, with beach clubs, restaurants and water sports.
- Talamanca, a calmer bay with shallow water on the other side of the port, reached in under 15 minutes.
- Ibiza Town, a five-minute drive for daily shopping, Vara de Rey, the harbour and ferries to Formentera.
- Marina Botafoch, under 10 minutes by car, with yacht moorings, restaurants and clubs.
- Hospital Can Misses, the main public hospital, and the private Policlínica Nuestra Señora del Rosario, both within a few minutes’ drive.
- Ibiza Airport, roughly 10 to 15 minutes by car.
For families, Cas Mut combines a quiet villa with short school runs. Children usually go to CEIP Can Misses, a state primary roughly 2 km down the hill, which in October 2026 also opened a class for two to three year olds with 36 places, and later to one of the secondary schools in Ibiza Town, 2 to 4 km away. The municipal Can Cantó nursery (escoleta) was expanded by 67 public places at the same time. International families often choose the Lycée Français International near Sant Jordi, around 4 km away, Colegio Mestral near Ibiza Town or Morna International College near Santa Gertrudis, a 20-minute drive, and as places are limited, it is best to contact them about a year in advance. For a place at a state school or nursery and access to public healthcare you need to register at the town hall (empadronamiento), and school places are allocated by address, so check the catchment with the town hall early.
What makes Cas Mut special?
Very few villa areas on Ibiza are this close to the capital and still have open views. From most plots in Cas Mut the panorama takes in Ibiza Town, the harbour and the fortified old town of Dalt Vila, the salt flats of Ses Salines and, on clear days, Formentera. Many villas face south-west, which means sun on the terraces until late afternoon and sunsets behind the hills.
Year-round living in Cas Mut
Because it lies right next to the capital, Cas Mut works well for permanent residents. Supermarkets, doctors, schools, gyms and restaurants are open all year within five to ten minutes, and the airport is close enough for frequent travel in winter. When choosing a villa for year-round use, check the heating and insulation, how steep the driveway is after rain and whether the terraces are sheltered from the wind. Comparing Cas Mut with quieter rural areas? Our guide to the best areas to buy a home in Ibiza puts town, coast and countryside side by side.
Property prices in Cas Mut in 2026
Cas Mut belongs to the upper price range of the Ibiza Town area, because almost every home is a new villa with views. In 2026, smaller villas with three bedrooms on plots of around 500 m² are offered from about €3.5 million, most four- to five-bedroom villas are listed between €5 million and €8 million, and the largest homes on plots of 2,000 m² or more can exceed €10 million and reach around €15 million. The few undeveloped plots on the market are advertised at roughly €3 million.
Per square metre of living space, sellers in Cas Mut typically ask €9,000 to €15,000, or about €11,000 on average. Villas with the widest views over Dalt Vila and Formentera, larger gardens and premium finishes sit at the top of this range. These are 2026 asking prices, and negotiated deals often close somewhat below them.
Part of the market in Cas Mut never reaches the public listings. Owners of finished villas often prefer a discreet sale, and these off-market homes can include some of the best positions on the hill.
Purchase costs in Cas Mut
A resale villa is subject to the Balearic transfer tax ITP, which rises step by step with the price, starting at 8% for the first €400,000 and then moving to 9% up to €600,000, 10% up to €1 million, 12% up to €2 million and 13% above that. For a €4 million villa in Cas Mut the tax is close to €470,000, before the notary, registration, lawyer and surveyor are paid. Several homes on the hill are still sold first-hand by their builders, and in that case 10% IVA plus stamp duty (AJD) replaces ITP. AJD is 1.5%, rising to 2% for properties worth €1 million or more, which applies to practically every villa in Cas Mut. If a Spanish bank is to finance part of the villa, our guide to getting a mortgage in Ibiza covers loan-to-value limits, required paperwork and timing.
What should buyers check before purchasing?
In Cas Mut the planning status is the first thing to check. The general plan of Ibiza Town approved in 2023 put further development of the area on hold, and the owners have challenged this in court, so the situation of empty plots and of planned extensions is not straightforward. Before buying a plot, or a villa you intend to enlarge, ask a lawyer to confirm what can legally be built. For finished villas, make sure the building licence, the first-occupation licence and the registered built area match the house as it stands today, including pools, basements and guest rooms. Whether a villa may be let to holidaymakers depends on its own licence, which is a separate check.
Comparing Cas Mut with other locations helps to put the prices in context, and our list of all properties for sale in Ibiza can be filtered by area and budget. Reservation contract, deposit, due diligence and signing are all covered in our guide to buying property in Ibiza.
Demand for houses and villas for sale in Cas Mut
Most buyers in Cas Mut are international, often families or business owners who want a modern villa they can live in straight away, close to the capital and the airport. They value the short distances to restaurants, schools and the marinas as much as the view. Because the area is small and new construction has slowed, the number of villas for sale stays low, and homes with open views over Dalt Vila are usually the first to sell.
Buyers looking at Cas Mut often also consider Can Furnet and Roca Llisa, two other villa areas within a short drive of Ibiza Town, or Talamanca for a home closer to the beach. Cas Mut stands out for its views of the old town and for being the closest of these to the airport and the south-west of the island.
Why buy a house or villa in Cas Mut?
Buyers choose Cas Mut for three things, its position next to town, its modern villas and its view. In Cas Mut you live in a quiet villa area with a pool and terraces, yet the old town, the hospital, the marinas and the airport are only minutes away. Since most villas are recent, buyers can usually move in without renovation and benefit from current standards of insulation, glazing and home automation.
The design of the villas, many of them by well-known island architects, makes Cas Mut one of the most contemporary addresses near the capital. How the finest of them measure up against landmark homes elsewhere on the island is shown in our feature on the most expensive and exclusive villas in Ibiza.
Finding the right house or villa in Cas Mut
Villas in Cas Mut look similar at first sight, but small differences have a big effect on value and daily life. The height of the plot decides whether the view over Dalt Vila is open or partly hidden by the next house, the orientation decides how long the sun stays on the pool, and the distance to the ring road affects how much traffic you hear. Visit at different times of the day, and look at the access road, parking and the number of steps between the levels before you decide.
CW Real Estate Ibiza has been selling villas around Ibiza Town for more than 15 years and knows which homes in Cas Mut are available, publicly or in private. Let us know your budget, the number of bedrooms and the view you are hoping for, and we will line up suitable villas and show you round in person. Get in touch through our contact page.
All houses and villas for sale in Cas Mut, Ibiza
FAQs – Houses and villas for sale in Cas Mut, Ibiza
How much does a house or villa in Cas Mut cost in 2026?
In 2026, villas with three bedrooms on plots of around 500 m² in Cas Mut are offered from about €3.5 million. Most villas with four or five bedrooms are listed between €5 million and €8 million, and the largest homes on plots of 2,000 m² or more can exceed €10 million and reach around €15 million. Asking prices usually lie between €9,000 and €15,000 per m², and undeveloped plots are offered at around €3 million.
Where exactly is Cas Mut on Ibiza?
Cas Mut is a residential hill on the western edge of Ibiza Town, above the E-20 ring road and the Can Misses district, in the municipality of Eivissa. The centre of Ibiza Town is about five minutes by car, Marina Botafoch under 10 minutes and the airport 10 to 15 minutes. Playa d’en Bossa can be reached in about 10 minutes, and the village of Sant Jordi in a few minutes.
Is Cas Mut a gated community?
No. Cas Mut is an open residential area without a shared gate or central security service. Each villa has its own security, usually walls, electric gates, alarm systems and cameras, and owners who are often away tend to add a monitored alarm or a property manager. The area itself is quiet, with only detached villas and hardly any through traffic, and the Policía Local and the Guardia Civil are a few minutes away in Ibiza Town.
Can you still build a new villa in Cas Mut?
That depends on the plot and needs to be checked carefully. The general plan of Ibiza Town approved in 2023 put further development of Cas Mut on hold, and the owners’ association has challenged this decision in court. Anyone considering an undeveloped plot or planning to extend a villa should have a lawyer and an architect confirm the current planning status before signing anything.
Which schools and nurseries are close to Cas Mut?
The nearest state primary school is CEIP Can Misses, about 2 km down the hill, which since October 2026 also has a class for two to three year olds with 36 places, and the municipal Can Cantó nursery was expanded by 67 public places at the same time. The secondary schools of Ibiza Town are a short drive away. For a place at a state school you need to register at the town hall, and places are allocated by address. The closest international school is the Lycée Français International near Sant Jordi, about 4 km away, Colegio Mestral is near Ibiza Town, and Morna International College near Santa Gertrudis is about 20 minutes by car, so it is best to contact them about a year in advance.
Are there off-market villas for sale in Cas Mut?
Yes. Some villas in Cas Mut change hands without ever being advertised online, because the sellers value privacy more than publicity. CW Real Estate Ibiza has been selling villas around Ibiza Town for more than 15 years and can present these private offers once your budget and wishes are clear. Contact us to find out which villas in Cas Mut are available right now.