Houses or villas for sale in Benirrás, Ibiza
Houses and villas for sale in Benirràs are rare, because hardly any properties around this bay ever come onto the market. Benirràs lies in the north of Ibiza, framed by wooded hills, with clear water and the rock of Cap Bernat in the middle of the bay, where the sun sinks into the sea on summer evenings. Very little has been built here, and most of the hillsides are pine forest under landscape protection. What you do find are mainly sea view villas on the hills above the bay, plus a few fincas and country houses inland towards Sant Miquel.
To see how Benirràs compares with the rest of the north, take a look at our page with houses, villas and fincas for sale in Sant Joan de Labritja. If another area is also an option, you can browse our houses for sale in Ibiza or our fincas for sale in Ibiza. In Benirràs especially, many owners prefer to sell quietly, so part of what we offer here is never published online. Just ask us about it. View Benirràs on Google Maps.
Buying a house or villa in Benirràs
The village of Sant Miquel, with shops, restaurants and a school, is about ten minutes away on a winding road through the forest. The most sought after houses sit high on the slopes, with open views over the bay and out to sea, while the fincas further inland have more land but usually no sea view. Practically nothing new is being built here, so legal houses with sea views are very rare and hold their value well. Not sure yet whether it should be Benirràs, another spot in the north or a completely different area? We help you decide, from a villa above the bay to a house on the south coast, and we also show you some of the finest mansions for sale in Ibiza.
The area around Benirràs
Living in Benirràs means living in the middle of nature. There is no village centre, just the bay with a few beach restaurants, the houses scattered across the hillsides and a lot of forest. The best known moment is Sunday evening in summer, when drummers gather on the beach and many people come to watch the sunset over Cap Bernat. The rest of the week, and even more so outside the season, it is very quiet here.
Schools, amenities and daily connections
- Beach and coast: Benirràs beach is a sheltered bay with sand and pebbles, clear water and a view of Cap Bernat. Port de Sant Miquel and the quiet bay of Cala Xarraca are only a few minutes away by car.
- Daily shopping: Sant Miquel, about 7 to 8 km or around 10 minutes away, has a supermarket, bakery, pharmacy, cafés and restaurants for everyday needs.
- Ibiza Town and airport: Ibiza Town is about 24 km away, around 30 to 35 minutes by car. Ibiza Airport is about 30 km away, around 35 minutes depending on traffic.
- Schools: Sant Miquel has a public primary school. Morna International College near Santa Gertrudis is about 15 to 18 km away, around 20 minutes by car.
- Medical care: There are health centres in Sant Miquel and Sant Joan for basic care. The public hospital Can Misses is in Ibiza Town, about 30 minutes away.
- Nature and outdoor life: Walking trails through the pine forest, swimming, snorkelling and kayaking along the cliffs, and some of the most beautiful sunsets on the island.
- Beaches and places in the north: The village of Sant Joan with its Sunday market and Portinatx, the largest resort on the north coast with several beaches, are both about 20 minutes away.
What makes Benirràs attractive?
Benirràs is one of the few bays in Ibiza that has stayed almost untouched. Instead of hotels there is pine forest, rocks and the view of Cap Bernat, the rock many people call the “Finger of God”. Owning a house here means living above one of the best known bays on the island while still having peace and quiet for most of the year. The old Sunday drummer tradition is part of it too and gives Benirràs a story of its own. Benirràs works well for year round living if you like quiet and don’t mind driving, as the beach restaurants usually close in winter and residents go to Sant Miquel or Sant Joan for daily life. To find out which area suits you best, read our article on the top locations to buy high end property in Ibiza.
House and villa prices in Benirràs in 2026
Because so few houses come onto the market in Benirràs, prices depend heavily on the sea view, the position on the slope, the plot size and the legal status. Detached villas currently start at around €2.3 million, good villas with pool and sea view are usually around €2.7 to €3.5 million, and larger renovated estates reach about €6 to €6.5 million and more. As a rough guide, asking prices are around €7,800 to €10,900 per square metre of living space, with an average of about €10,000 per m², depending on location, condition and sea view. In our current portfolio nearby there is a sea view villa in Na Xamena for about €7.2 million and new three bedroom townhouses in Port de Sant Miquel for about €1.6 million. These are 2026 asking prices, not guaranteed sale prices.
Buying costs in Benirràs
Resale properties are subject to the Balearic transfer tax ITP, calculated on the higher of the price in the deed 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 taxable value of €2.7 million, the tax comes to around €301,000, before notary, land registry, lawyer and building surveyor. New builds bought directly from a developer usually carry 10% IVA plus AJD instead of ITP. If you would like to finance part of the purchase, read our guide to getting a mortgage in Ibiza.
What should buyers check before buying?
In Benirràs many houses lie in protected landscape, so the legal status is especially important. Make sure the house, pool, terraces and extensions are licensed and registered in the cadastre and land registry, and that there are no open planning infringements. Ask for the cédula de habitabilidad, the certificate of habitability, because without a valid cédula you often cannot transfer water and electricity contracts into your name. Also check the access and rights of way, the well or cistern, the electricity connection and the septic tank. If you plan to rent the property out, keep in mind that new tourist rental licences in Ibiza are very limited. You will need a Spanish NIE to buy, and we recommend having an independent lawyer and an architect check everything before you sign a private purchase contract. Our guide to buying a property in Ibiza explains the buying process, taxes and legal checks in more detail, and in our full portfolio you can compare Benirràs with other areas.
Demand for houses and villas in Benirràs
Demand comes mainly from international buyers looking for a sea view home in unspoilt nature, often as a summer house or a retreat for many months of the year. The most wanted are legal villas with a pool and an open view over the bay. Because there are so few of them, good houses here often change hands without ever being publicly listed. Buyers who want more choice often compare Benirràs with Port de Sant Miquel, Na Xamena or the area around Cala de Sant Vicent.
Why buy a house or villa in Benirràs?
Benirràs offers something that has become rare in Ibiza: an almost untouched bay, forest all around and a sea view that cannot be built over. It suits buyers who want peace and nature without giving up a beach close by, and who are willing to be a little patient for a location like this. Read more about the high end segment in our article on investing in Ibiza in 2026.
Finding the right house or villa in Benirràs
We start by talking about your wishes, your budget and how you plan to use the property, and then select what really fits, from a villa on the slope above the bay to a finca inland towards Sant Miquel. Thanks to our work with local agents, developers and owners, we can also show you available houses and villas in and around Benirràs that are not listed with us. CW Real Estate Ibiza puts together a personal selection and accompanies you on viewings, with no extra agency fees for you. For a private viewing, feel free to contact us.
All houses and villas for sale in Benirràs, Ibiza
FAQs - Houses or villas for sale in Benirrás, Ibiza
How much do houses and villas in Benirràs cost in 2026?
Current asking prices in Benirràs start at around €2.3 million, while larger fincas, high-quality villas and properties with substantial plots or sea views can reach approximately €6.3 million or more. Observed asking prices are around €7,800 to €9,550 per m². As only a small number of properties are publicly available, these figures should be treated as market indications rather than a representative average.
Where is Benirràs located?
Benirràs is located in northern Ibiza within the municipality of Sant Joan de Labritja, close to Sant Miquel de Balansat. The area is surrounded by pine-covered hills, Mediterranean countryside and the northern coastline.
What is it like to live in Benirràs?
Benirràs offers a peaceful and natural residential environment with considerable privacy. Cala Benirràs becomes busier during the summer months, while homes in the surrounding hills and countryside generally offer a much quieter setting.
What types of properties are available in Benirràs?
Buyers can find Mediterranean houses, renovated traditional homes, countryside properties, fincas and independent villas. Many properties have larger plots, swimming pools, terraces and open countryside or sea views.
What services are available near Benirràs?
Sant Miquel de Balansat is one of the closest villages and offers supermarkets, restaurants, cafés, a pharmacy and other everyday services. Sant Joan and other villages in northern Ibiza are also accessible by car.
Which beaches are close to Benirràs?
Cala Benirràs is the main beach in the area. Port de Sant Miquel and Cala Xarraca are also nearby, while Portinatx and other beaches along Ibiza’s northern coastline can be reached by car.
Is Benirràs suitable for year-round living?
Yes. Benirràs can be suitable for permanent residence, particularly for buyers who value nature, privacy and a quieter lifestyle. Buyers should consider the exact distance from shops, schools, medical services and main road connections when choosing a property.
What should buyers check before purchasing property in Benirràs?
Buyers should verify the registered and authorised built area, planning status, building licences, previous extensions, swimming pools, guest accommodation, plot boundaries and access rights. For rural properties, water supply, electricity, wastewater systems and the legal status of additional structures should also be checked carefully.
How far is Benirràs from Ibiza Airport?
Benirràs is approximately 30 kilometres from Ibiza Airport. By car, the journey usually takes around 34-35 minutes, depending on traffic and the exact location of the property..
How far is Benirràs from Ibiza Town?
Ibiza Town is approximately 24 kilometres from Benirràs. By car, the journey usually takes around 30-35 minutes, depending on traffic and the exact location of the property