Houses and villas for sale in San Mateo, Ibiza
Houses and villas for sale in San Mateo, also known as Sant Mateu d’Albarca, appeal to buyers looking for privacy, large plots and one of Ibiza’s most authentic rural settings. The area is known for vineyards, farmland, traditional Ibicencan country houses and a very low-density landscape. CW Real Estate Ibiza also has access to a substantial selection of private and off-market houses and villas in and around San Mateo, many of which are not published on our website or the major property portals.
San Mateo belongs to the municipality of Sant Antoni de Portmany in north-west Ibiza. Property here is very different from the coastal villa market. Buyers mainly find detached country houses, restored traditional homes and larger rural estates, often surrounded by agricultural or forest land. The village itself is tiny, with its historic church, a small number of restaurants and scattered houses. Santa Agnès lies nearby, while Santa Gertrudis is approximately 10 km away and provides a wider choice of shops, restaurants and everyday services.
Buying a house or villa in San Mateo
Buyers searching for luxury villas in Ibiza can compare San Mateo with other countryside and residential areas across the island. Our wider selection of houses and villas for sale in Ibiza also includes coastal, village and rural properties. Due diligence is particularly important with rural homes. Buyers should verify registered construction, planning status, land classification, pools, annexes, access, water supply and utilities before purchase. Our guide to buying a property in Ibiza explains the main legal and practical steps.
Because public supply in San Mateo is limited, some of the most interesting properties are sold privately. CW Real Estate Ibiza can introduce qualified buyers to additional homes through its local network.
Unparalleled seclusion amidst untouched nature with guest house near Santa Gertrudis
- CW-N-376
- 4
- 4
- 10,000 m²
- 225 m²
Living in San Mateo
San Mateo is one of Ibiza’s most rural residential areas. Vineyards, almond trees, orchards and agricultural land shape the landscape, while houses are spread across the valley rather than concentrated in large residential developments. Properties range from smaller country houses to substantial historic estates with several hectares of land, and depending on the property buyers may find traditional stone architecture, guest accommodation, swimming pools, agricultural land and extensive outdoor areas.
Schools, services and everyday connections
- Daily services: San Mateo itself is a very small village with only limited everyday services, so residents generally travel by car for larger supermarkets, pharmacies, medical facilities and a wider choice of restaurants and shops.
- Ibiza Town and airport: Ibiza Town is approximately 19 km from San Mateo, while Ibiza Airport is roughly 23-30 km away by road depending on the route. Driving times are generally around 25-30 minutes to Ibiza Town and approximately 25-35 minutes to the airport.
- Schools: families living in San Mateo can use local and municipal schools in the surrounding area. For international families, Morna International College near Santa Gertrudis is one of the island’s principal international schools and offers education for students from ages 3 to 18.
- Nearby villages and services: Santa Gertrudis is around 10 km away and offers a broader range of shops, restaurants and everyday services. Santa Agnès, San Miguel and San Antonio are also accessible by car.
- Transport: a private car is particularly important in San Mateo because homes are widely dispersed and public transport is more limited than in Ibiza’s larger towns.
What makes San Mateo attractive?
The absence of large hotels, dense urban development and major residential complexes is central to San Mateo’s appeal. Buyers are primarily attracted by privacy, land, traditional Ibicencan architecture and a peaceful countryside environment, while still remaining within driving distance of Santa Gertrudis, San Antonio and Ibiza Town.
Living in San Mateo all year
San Mateo can work very well for year-round living for buyers who value space and tranquillity and are comfortable relying on a car for everyday needs. The area is especially suited to families, buyers seeking a primary residence in the countryside and owners who prefer a more private lifestyle away from the island’s busier coastal zones. Buyers still comparing different parts of the island can also explore our guide to the best areas to buy a home in Ibiza.
Property prices in San Mateo in 2026
San Mateo has a very small property market, so asking prices vary considerably depending on plot size, registered construction, condition, privacy, renovation quality and legal status. Current public asking prices include rural homes from around €1.65 million to €2.25 million, larger country estates around €3 million and exceptional fully restored historic fincas approaching €7.9 million. CW Real Estate Ibiza currently offers a finca in San Mateo for €3.325 million with approximately 225 m² of constructed area on a 10,000 m² plot.
Price per square metre should be interpreted with particular care in San Mateo. Current public examples range from approximately €3,500 per m² for a large multi-building finca to more than €18,000 per m² for a smaller country house, while premium restored properties and well-positioned fincas can fall around €14,000 to €15,000 per m². These differences show why a single average €/m² figure is not especially reliable in such a small rural market. Plot size, registered buildings, renovation quality, access, privacy, land classification and planning status should always be considered together. All figures above are 2026 asking prices and not confirmed final sale prices.
Purchase costs in San Mateo
For the purchase of a resale property in the Balearic Islands, transfer tax, ITP, is calculated progressively: 8% on the first €400,000, 9% between €400,000 and €600,000, 10% between €600,000 and €1 million, 12% between €1 million and €2 million and 13% on the portion above €2 million. Buyers should also budget for independent legal advice, notary fees, Land Registry costs and, where necessary, technical inspections. As a practical general guide, approximately 11% to 14% above the purchase price can be allowed for taxes and associated acquisition costs, depending on the transaction.
What should you check before buying?
Legal and technical due diligence is particularly important for rural properties in San Mateo. Buyers should confirm that the main house, guest accommodation, swimming pools, garages, annexes and extensions correspond with the Land Registry, Cadastre and applicable planning documentation. Land classification should also be checked carefully because much of the countryside is classified as rustic land and building or extension rights can be restricted. Water supply, wells or cisterns, electricity, wastewater systems, legal road access and rights of way should also be verified before signing a binding purchase agreement.
Demand for houses and villas in San Mateo
San Mateo mainly attracts buyers looking for privacy, countryside, substantial plots and traditional Ibicencan character. Well-maintained country homes with good access, attractive land and clear legal documentation represent a particularly limited part of the market. Because only a small number of houses are publicly advertised at any one time, individual properties should be assessed on their own merits rather than relying on an island-wide average or a single €/m² figure.
Why choose San Mateo?
San Mateo offers a type of property that is becoming increasingly difficult to find in more developed parts of Ibiza: detached homes surrounded by genuine countryside, vineyards and agricultural land. The area is particularly suited to buyers who place privacy, space and rural character above immediate access to beaches or town centres.
At the same time, Santa Gertrudis, San Miguel, Santa Agnès and San Antonio remain within practical driving distance, so residents are not isolated from everyday services.
Finding the right house or villa in San Mateo
CW Real Estate Ibiza helps buyers compare properties according to plot size, registered construction, condition, privacy, access, utilities and legal status. These factors are especially important in San Mateo because two country houses with similar asking prices can differ considerably in land size and development potential.
Buyers should also distinguish between a renovated home ready for occupation, a traditional property requiring restoration and a house that still needs technical or legal work.
Property in Ibiza
Our wider selection of houses and villas for sale in Ibiza allows buyers to compare San Mateo with other rural and coastal areas of the island.
For current public listings and private opportunities in San Mateo, please contact CW Real Estate Ibiza. We can also present suitable off-market properties that are not advertised publicly.
All houses and villas for sale in San Mateo, Ibiza
FAQs – Houses and villas for sale in San Mateo, Ibiza
How much does a house or villa in San Mateo cost in 2026?
Asking prices for houses and villas in San Mateo currently start at around €1.65 million for certain country homes, while many rural properties fall broadly between approximately €2 million and €3.5 million. Larger estates or high-quality restored properties can be considerably more expensive, while exceptional historic fincas can reach asking prices of around €7.9 million.
What is the average price per square metre in San Mateo?
Current public market data for detached houses in Sant Mateu d’Albarca shows an average asking price of approximately €15,950 per m². Because only a very small number of properties are publicly available, this figure should be used mainly as a general market indication.
Why do property prices vary so much in San Mateo?
Properties can differ enormously in plot size, registered construction, condition, privacy, legal status and land classification. A small house on several hectares of land cannot be compared directly with a large fully restored historic finca.
How far is San Mateo from Ibiza Airport?
San Mateo is approximately 23-30 kilometres from Ibiza Airport by road, depending on the route and the exact location of the property. The drive usually takes around 25-35 minutes.
What types of houses are available in San Mateo?
The area mainly offers detached country houses, traditional Ibicencan fincas, renovated rural homes and larger countryside estates. Some properties require renovation, while others have already been extensively restored.
What should I check before buying a rural property in San Mateo?
Buyers should verify registered buildings, planning status, land classification, pools, annexes, access rights, water supply, electricity and wastewater systems. Independent legal and technical checks are particularly important for rural properties.
Are there off-market houses and villas for sale in San Mateo?
Yes. San Mateo has a small public market and some owners prefer to sell privately. CW Real Estate Ibiza can provide qualified buyers with access to additional private and off-market houses and villas.
How far is San Mateo from Ibiza Town?
Ibiza Town is approximately 19 kilometres from San Mateo. By car, the journey usually takes around 25-30 minutes, depending on traffic and the exact location of the property.