Off-market properties in Ibiza

Off-market properties in Can Rimbau

Can Rimbau is a small, private gated community in the hills above Jesús, in the municipality of Santa Eulària des Riu. The estate has controlled access and 24-hour security, and its elevated position gives many villas panoramic views over Ibiza Town, Dalt Vila and the Mediterranean towards Formentera. The market consists mainly of large detached villas on generous plots, from older homes with renovation potential to contemporary and fully renovated residences, and building plots are rarely available. With only a limited number of homes inside the gates, the atmosphere is calm and private all year.

Jesús, with its supermarkets, restaurants and pharmacies, is only a few minutes away, Ibiza Town, Talamanca and Marina Botafoch are around 10 to 15 minutes by car, and the airport about 20 minutes. Because schools, healthcare and sports facilities in Jesús and Ibiza Town are open all year, Can Rimbau works well for families who live on the island permanently, with the hospital Can Misses and international schools such as Colegio Mestral within easy reach. Villas with renovation potential start at around €4 million, modern premium villas usually sit between €6 and 9 million, and larger estates exceed €10 million. Because the community is small and owners value their privacy, a large part of the sales in Can Rimbau takes place discreetly.

Off-market properties in Vista Alegre

Vista Alegre is a private gated community with 24-hour security on the south coast, in the municipality of Sant Josep de sa Talaia. The low-density estate is surrounded by pine trees, and many villas look out over Es Torrent, Es Porroig and the sea towards Formentera, while a few frontline villas even have direct or private access to the sea. Typical properties are contemporary villas, renovated Mediterranean houses and new builds with infinity pools, guest houses, gyms, cinemas and large terraces.

Vista Alegre is in high demand, because it combines things that are rarely found together, a gated estate with round-the-clock security, open sea views over the south coast, direct sea access for a few frontline homes and an airport only around 15 minutes away. Frontline villas are so scarce that they are marketed at around €15 million to €70 million, and in 2025 one of them sold for around €35 million. The beach of Es Torrent is close by, Cala Jondal is about 10 minutes by car and Ibiza Town around 20 minutes, while Sant Josep and Sant Jordi provide shops, services and schools, including the Lycée Français International d’Ibiza. Villas that need renovation start from about €2.5 million, established villas cost €3.5 to 5 million and high-quality contemporary villas with sea views €7 to 10 million or more. Prices per m² range from about €8,000 to €11,000 for established homes up to €15,000 to €18,000 for premium new builds. With so few villas inside the gates, many of them are sold privately before they ever reach the open market.

Off-market properties in Es Cubells

Es Cubells is a small village with a white church on the cliffs of the south-west coast, surrounded by some of the most sought-after residential land in Ibiza. Villas here enjoy panoramic sea views across the Mediterranean towards Formentera, true frontline properties are rare, and a few estates have private access to the sea. The area offers Mediterranean villas, renovated fincas, contemporary homes and large private estates on plots from around 1,500 m² to more than 40,000 m².

What draws buyers to Es Cubells is what has become rare on Ibiza, large plots, open sea views and real privacy, far away from traffic and summer crowds. The roads into the hills are narrow and quiet, and many estates lie at the end of private drives. Es Cubells is about 13 km from the airport and 16 km from Ibiza Town, with Sant Josep around 10 km away for everyday shopping and schools. For families, the public primary school CEIP L’Urgell and the secondary school IES Sant Agustí are both around 10 to 12 km away, and the Lycée Français International d’Ibiza around 12 to 14 km. Entry-level villas start at around €3 million, most quality villas sell between €4 and 9 million and larger estates reach €10 to 15 million or more, with premium homes above €15,000 per m². Low building density and strict planning rules keep supply very limited, which is one of the main reasons why many owners in Es Cubells choose a discreet off-market sale.

Off-market properties in Cala Jondal

Cala Jondal is a sheltered bay on the south coast, known for its pebble beach, clear water, well-known beach clubs and the yachts anchored in the bay in summer. The surrounding hills are covered with pine trees, and villas in elevated positions enjoy sea views over the bay. The market includes detached villas, renovated Mediterranean houses, contemporary residences and large estates, some on plots of more than 20,000 m². Unlike neighbouring Vista Alegre, Cala Jondal is not a gated area.

Buyers choose Cala Jondal because it combines a south-facing bay with sea views, the lively summer scene of its beach clubs and quick access to the rest of the island, while the villas in the hills above remain quiet and private. The airport is only 10 to 15 minutes away and Ibiza Town around 15 to 25 minutes, which makes Cala Jondal very practical for frequent travellers. Sant Josep, with its shops and services, is around 9.5 km away, and schools are about 8 to 10 km from the bay, so families can live here all year as well. Smaller properties start at around €2 to 3 million, established villas sell for €4.5 to 7 million and larger homes go well beyond that, with an average of around €14,000 per m². CW Real Estate Ibiza recently sold two villas in Cala Jondal off-market, for €13 million and €11.5 million.

Off-market properties in Roca Llisa

Roca Llisa is a gated community with controlled access and 24-hour security on the east side of the island, right next to Golf Ibiza. Elevated villas have sea views over the Mediterranean towards Formentera, others look out over the golf course and the green hills. The market is more varied than in most other gated areas, with townhouses, duplexes and apartments as well as golf-front homes, Mediterranean houses and contemporary luxury villas, on plots from about 800 m² to more than 20,000 m².

Roca Llisa stands out as one of the few gated communities on Ibiza where buyers can choose between a townhouse, an apartment and a large villa with sea views, all with security at the gate and the golf course on the doorstep. Ibiza Town is around 15 minutes away and the airport 15 to 20 minutes, while Jesús, Santa Eulària, Talamanca and the small beach of Cala Olivera are all close by. Schools, doctors and supermarkets in Jesús, Santa Eulària and Ibiza Town are open all year, which makes Roca Llisa a good choice for families as well as for second-home owners. Townhouses and apartments start at around €750,000, detached villas at €3.5 to 5 million and premium villas with sea views exceed €10 million, with an average asking price of around €7,000 per m². Because many owners know each other and the community is well connected, a good number of villas change hands privately within the network of local agents.

Off-market properties in Es Porroig

Es Porroig is a quiet peninsula on the south coast between Es Torrent and Cala Jondal, with low-density development, pine-covered hills and rocky swimming spots. Many properties have panoramic views along the southern coastline, and the area is known for its privacy and its large private estates. Typical homes are Mediterranean estates, renovated Ibizan houses and contemporary villas with pools, landscaped gardens, guest accommodation and large terraces.

The appeal of Es Porroig lies in the peninsula itself, which is surrounded by the sea on several sides, so many estates enjoy open water views and a degree of seclusion that is hard to find elsewhere on the island. At the same time, the beaches of Es Torrent and Cala Jondal are close by, and like neighbouring Vista Alegre it lies on the side of the island closest to the airport. Shops, services and schools in Sant Josep and Sant Jordi, including the Lycée Français International d’Ibiza, can be reached by car for everyday family life. Es Porroig belongs to the upper price segment of the south coast. Entry-level homes start at €3.5 to 5 million, quality villas with sea views cost €5 to 10 million or more and frontline estates reach €14 to 20 million and above, at around €15,000 per m² in the prime segment. Frontline homes with direct sea access are particularly scarce, so sales here are almost always discreet and handled through personal contacts.

Off-market properties in Can Furnet

Can Furnet is a gated community with controlled access and 24-hour security on the hills near Jesús, and it has its own tennis club with four courts. From elevated positions villas have panoramic views towards Dalt Vila, the Mediterranean and Formentera. The market consists mainly of detached villas, from homes to renovate to Mediterranean houses, contemporary villas and new builds, on plots from around 550 m² to 3,700 m².

Can Furnet is sought after because it offers the security of a gated community and views of Dalt Vila only around 10 minutes from Ibiza Town, at prices that start lower than in most other gated estates on the island. Golf Ibiza is 5 to 8 minutes away and the airport 15 to 20 minutes, with Talamanca beach and Marina Botafoch close by. Schools, doctors, supermarkets and sports clubs in Jesús and Ibiza Town are open all year, and together with the tennis club inside the gates this makes Can Furnet a very good area for families who live on the island permanently. Homes to renovate start at around €2.2 million, renovated and modern villas cost €2.6 to 5 million, contemporary villas with views €6 to 8 million and larger estates more than €10 million, at an average of around €9,000 per m². New build projects currently start at around €2.95 million. Because demand from families is high and the number of homes is limited, many villas in Can Furnet are sold privately before they are advertised.

Off-market properties in Cap Martinet

Cap Martinet is a coastal residential area between Talamanca and Jesús, in the municipality of Santa Eulària des Riu. It is not a gated community, so every street and plot is different, but many villas enjoy sea views towards Dalt Vila and some look out to Formentera. The area offers contemporary villas, renovated Mediterranean houses, high-end new builds and older homes with renovation potential.

The main attraction of Cap Martinet is that very few places on Ibiza offer a villa with views of the sea and the old town only a few minutes from the centre of Ibiza Town. Owners can reach restaurants, the marina and the beach in a short drive and still return to a quiet residential street in the evening. Ibiza Town and Marina Botafoch are only a few minutes away, Talamanca beach is a short drive and the airport 15 to 20 minutes, while Jesús provides supermarkets, restaurants and pharmacies all year. Schools, doctors and the hospital Can Misses in Ibiza Town are close by, which makes Cap Martinet very practical for families who live on the island permanently. Entry-level villas start at around €2 million, established premium villas cost €4 to 6 million, modern luxury villas €6 to 10 million and larger estates €10 to 20 million or more. Well-located homes with sea views so close to town are rarely available, which is why they are often sold privately.

Off-market properties in Formentera

Formentera, the smaller island south of Ibiza, is known for its protected nature, pine forests, long sandy beaches and clear turquoise water. There is no airport, so the island is reached by ferry from Ibiza. The fast ferry takes about 30 minutes, there are more crossings in summer and fewer in winter, and crossings can be cancelled in bad weather. Strict building and planning rules keep the number of properties very limited. Buyers can choose between traditional fincas, modern villas, village houses and countryside homes in areas such as La Mola, Es Caló, Sant Francesc, Sant Ferran and the long beach of Migjorn.

Many buyers are drawn to Formentera because it has kept the calm, natural character that is hard to find elsewhere in the Mediterranean, with far less building along the coast, little traffic and a slower pace of life all year. Because new building is so restricted, the number of homes for sale hardly grows, and good properties rarely stay on the market for long. Current listings range from around €850,000 to almost €9 million. Villas and estates with a valid tourist rental licence are especially rare and achieve a clear premium. Many owners prefer to sell discreetly, and sought-after properties in Formentera are often sold privately to buyers who are ready to act quickly.