Set beside Golf Ibiza on the island’s east coast, houses and villas for sale in Roca Llisa, Ibiza combine a private residential setting with security, natural surroundings and convenient access to Ibiza Town. Roca Llisa is a gated community with controlled access and 24-hour security, known for hillside villas, golf-front homes and elevated properties with views across the Mediterranean and, from selected positions, towards Formentera. View Roca Llisa on Google Maps
The property market is dominated by detached villas, contemporary luxury homes, established Mediterranean houses and golf-front properties. Townhouses and selected apartments are also available in parts of the community. Prices and property characteristics can vary considerably according to elevation, orientation, sea or golf views, plot size and the condition of the home. Through its local network, CW Real Estate Ibiza can also introduce qualified buyers to selected private and off-market houses and villas in Roca Llisa that are not advertised on the major property portals.
Properties for sale in Roca Llisa
Roca Llisa belongs to the municipality of Santa Eulària des Riu and contains several distinct residential settings within the same gated community. Some properties are positioned directly beside the golf course, while villas higher on the surrounding slopes can offer greater privacy and panoramic sea or countryside views. Other homes are closer to the entrances and internal roads, providing easier access while remaining within the secure residential environment.
This bright and stunning home in the tranquil area of Roca Llisa in Ibiza is a dream come true. With an enviable location just 15 minutes from the charming old...
Situated within the exclusive gated community of Roca Llisa, this contemporary villa enjoys sweeping views across the Mediterranean coastline, extending towards Formentera and the surrounding hills. Its privileged location combines...
Set within the prestigious Roca Llisa urbanization this exquisitely renovated villa offers a harmonious blend of contemporary design breathtaking sea vistas and lush green surroundings The complete renovation in 2023...
Situated in the prestigious Green 4 urbanization, this charming corner townhouse enjoys a prime first-line position with direct views of the golf course. The home offers a seamless blend of...
Located in the prestigious gated community of Roca Llisa, this exceptional building plot enjoys an elevated and private position surrounded by Mediterranean nature. The property offers spectacular panoramic views across...
Perched in the prestigious enclave of Roca Llisa, this stunning modern villa offers an unparalleled blend of luxury, comfort, and breathtaking sea views. Designed to impress, the property features five...
This finca in the Roca Llisa urbanization offers an exceptional location for your vacation home or a permanent home. Nestled in the picturesque landscape of a golf course, this property...
Nestled within the exclusive private residential complex of Roca Llisa, near Ibiza's esteemed golf course and in proximity to the charming towns of Santa Eulalia and Ibiza Town, this forthcoming...
Presenting a brand-new villa in the prestigious gated community of Roca Llisa, this exquisite property is a testament to luxury living on the island of Ibiza. Meticulously built with top-tier...
CW-D-IR-32
5
5
1,392 m²
380 m²
€ 3,300,000.00
Living in Roca Llisa and close to Ibiza Town
Roca Llisa is particularly suitable for buyers who want a quiet and secure residential environment while remaining within easy reach of Ibiza Town, Jesús and Santa Eulalia. The urbanisation extends across the golf side and the elevated coastal area known as Roca Llisa Mar, creating very different surroundings within the same community. Residents can combine privacy, pine-covered hills and Mediterranean views with relatively short driving times to supermarkets, restaurants, marinas, beaches and other everyday services.
Why buy a house or villa in Roca Llisa?
Beach: Cala Olivera is the closest small cove and can be reached within a few minutes by car from many parts of the community. Cala Llonga and other beaches on the east coast provide larger sandy beaches, restaurants and additional facilities.
Golf: Golf Ibiza borders the urbanisation and is the island’s only golf club. It includes an 18-hole course and the 9-hole Roca Llisa course and remains open throughout the year.
Shopping and daily services: Jesús provides supermarkets, pharmacies, cafés, local shops and everyday services, while Ibiza Town and Santa Eulalia offer a much broader range of shopping, healthcare and professional services.
Restaurants: Residents have access to the Golf Ibiza clubhouse and can quickly reach restaurants in Jesús, Cala Llonga, Santa Eulalia, Talamanca, Marina Botafoch and Ibiza Town.
Marinas: Marina Botafoch and the port of Ibiza are approximately 15 minutes away in normal traffic, while Santa Eulalia also has an established marina and waterfront promenade.
Schools: Families can access schools in Jesús, Santa Eulalia and Ibiza Town, together with private and international education options elsewhere on the island.
Airport: Ibiza Airport can generally be reached in around 15 to 20 minutes depending on traffic and the exact position of the property within Roca Llisa.
For buyers planning to spend a large part of the year in Roca Llisa, factors such as orientation, road access, parking, distance from the security entrances, winter sun and travel times to schools or daily services can be just as important as sea views or architecture. A broader overview of different prime locations can be found in our guide to the top locations to buy high-end property in Ibiza.
Property types and characteristics in Roca Llisa
Roca Llisa offers a wider range of property types than many buyers initially expect. The urbanisation was developed in different phases and today includes detached villas, semi-detached houses, golf-front townhouses, duplex properties, apartment communities and modern luxury developments. Roca Llisa Mar is characterised by elevated coastal properties and residential complexes with Mediterranean and Formentera views, while the golf side offers greener surroundings and homes positioned directly beside or above the fairways.
Detached villas can offer private pools, landscaped gardens, large terraces and plots with sea, countryside or golf views.
Golf-front houses and townhouses are attractive to buyers who prefer green surroundings, easier access and a lower-maintenance property than a large hillside villa.
Contemporary villas often include large glass façades, open-plan interiors, underfloor heating, modern climate systems, garages and extensive outdoor living areas.
Older Mediterranean homes and established residential communities can provide opportunities for renovation or modernisation while retaining mature gardens and established positions.
Duplexes, penthouses and apartments for sale in Ibiza within Roca Llisa can appeal to buyers looking for security, communal facilities and easier maintenance.
Buyers looking for traditional Ibicencan architecture, larger plots and a more rural setting can also explore fincas for sale in Ibiza as an alternative to the more residential lifestyle of Roca Llisa.
Buyers planning to create a new home from the ground up may also consider land and building plots for sale in Ibiza, including occasional opportunities in established residential areas.
Property prices in Roca Llisa 2026
Current public asking prices show a broad market. Townhouses, semi-detached homes and selected apartments can be offered from approximately €750,000 to €1.8 million, depending on size, condition, views and exact location. Renovated golf-front townhouses can be around €1.4 million, while detached villas commonly enter a much higher segment, with many current examples offered from approximately €3.5 million to €5 million. Larger contemporary villas, premium sea-view homes and exceptional residences can exceed €10 million, with some current asking prices reaching around €14 million. Fotocasa reports an average advertised residential price of approximately €7,077 per m² for Roca Llisa in September 2026. This should only be used as a general market indicator because apartments, townhouses, golf villas and large sea-view properties are very different products. All figures refer to asking prices rather than confirmed final transaction prices.
Purchase costs and taxes when buying in Roca Llisa
For resale property in the Balearic Islands, transfer tax is generally calculated progressively: 8% on the first €400,000, 9% on the portion 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. A new residential property purchased as a first transfer directly from a developer is generally subject to 10% VAT and normally AJD in addition. Buyers should also budget for independent legal advice, notary and Land Registry costs and, where appropriate, architectural or technical inspections.
What should be checked before buying in Roca Llisa?
Buyers should verify ownership, Land Registry and cadastral information, approved and registered building areas, planning status, building licences and the legal status of swimming pools, terraces, garages, guest accommodation and previous extensions or renovations. Because many properties are built on sloping land, access, retaining structures, drainage, plot boundaries and the condition of external areas can also be important. Community fees, community regulations, security costs and any restrictions applying to the individual residential complex should be reviewed before completion. A tourist rental licence should never be assumed and must be checked specifically for the individual property. More information about the legal process, purchase costs and the main steps involved can be found in our guide to buying a property in Ibiza.
Why do buyers choose Roca Llisa?
Roca Llisa appeals to buyers who place security, privacy and convenient access to Ibiza Town among their main priorities. The gated entrance, 24-hour security, Golf Ibiza and the combination of hillside and sea-view properties distinguish the community from many other residential areas on the island. Depending on the position of the property, owners can enjoy views across the golf course, surrounding hills, the Mediterranean and, from selected elevated locations, towards Formentera. The community is also attractive to buyers who want a second home in a secure environment while remaining within easy reach of Jesús, Santa Eulalia, Marina Botafoch and Ibiza Town.
Finding the right house or villa in Roca Llisa
The variety of settings within Roca Llisa means that individual properties should be compared carefully rather than relying on one general neighbourhood average. Plot size, orientation, elevation, sea or golf views, privacy, driveway access, condition, construction quality and legally registered built area can create substantial differences between neighbouring homes. Modern turnkey villas can command a significant premium, while older Mediterranean properties in strong positions may appeal to buyers who want to renovate and create a home adapted to their own requirements. Townhouses, duplexes and apartments can also offer a lower-maintenance alternative to detached villas. Not every available property is publicly advertised. Through its local network, CW Real Estate Ibiza can also introduce qualified buyers to selected private and off-market opportunities in Roca Llisa.
Comparing Roca Llisa with nearby residential areas
Buyers who prefer village life and immediate access to everyday services can compare Roca Llisa with Jesús, while those who want a larger sandy beach and a more traditional coastal environment may also consider Cala Llonga. Buyers focused on marina access, restaurants and proximity to Ibiza Town may also compare the area with Talamanca or Marina Botafoch. CW Real Estate Ibiza helps buyers compare properties according to price, security, privacy, views, plot size, condition, legal status and intended use, including selected opportunities that are not publicly marketed.
All houses and villas for sale in Roca Llisa, Ibiza
FAQs: Houses and villas for sale in Roca Llisa, Ibiza
How much does a house or villa cost in Roca Llisa in 2026?
Prices vary considerably according to property type, location, condition and views. Townhouses, semi-detached homes and selected apartments can be available from approximately €750,000 to €1.8 million, while many detached villas are offered from around €3.5 million to €5 million. Larger contemporary villas and exceptional sea-view properties can exceed €10 million. Fotocasa reports an asking-price indicator of approximately €7,077 per m² in September 2026, although individual properties can differ substantially from this average.
What types of properties are available in Roca Llisa?
Roca Llisa offers detached villas, contemporary luxury homes, Mediterranean-style houses, golf-front properties, townhouses, duplexes, penthouses and apartments. Properties range from established homes suitable for renovation to modern residences with pools, large terraces and panoramic views.
Is Roca Llisa a gated community?
Yes. Roca Llisa is a private residential community with controlled access and 24-hour security. This makes it particularly attractive to buyers looking for privacy, security and a second home that can be left unattended for part of the year.
Can I buy a villa with sea views in Roca Llisa?
Yes. Elevated parts of Roca Llisa offer Mediterranean views and selected properties also look towards Formentera. Other homes overlook Golf Ibiza, surrounding hills or the green countryside.
Is Roca Llisa suitable for year-round living?
Yes. Roca Llisa combines a quiet residential setting with convenient access to Jesús, Ibiza Town and Santa Eulalia. Supermarkets, restaurants, medical services, schools, marinas and other everyday facilities can all be reached within a relatively short drive.
What purchase costs should buyers consider in Roca Llisa?
Resale properties in the Balearic Islands are generally subject to progressive ITP rates from 8% to 13%, depending on the purchase price. New residential properties purchased as a first transfer directly from a developer are normally subject to 10% VAT and generally AJD. Buyers should also allow for legal advice, notary, Land Registry and technical inspection costs.
Are there off-market properties for sale in Roca Llisa?
Yes. Some owners prefer to sell privately without advertising their property on the major portals. Through its local network, CW Real Estate Ibiza can introduce qualified buyers to selected private and off-market houses and villas in Roca Llisa when suitable opportunities are available.
Where are schools and kindergartens?
Schools and childcare facilities are available in Jesús, Santa Eulalia and Ibiza Town. Families living in Roca Llisa can also access private and international education options in other parts of the island.
