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Biniarroi

Central: RaiguerMancor de la VallAbout 50 min from Palma

ALARÓSELVA Biniarroi

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118 agencies cover Biniarroi, all based elsewhere. How we list agents

Central: Raiguer · Mancor de la Vall · 50 min from Palma

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Living here

Biniarroi is a tiny hamlet of old stone houses on the hillside above Mancor de la Vall, where the Raiguer meets the Serra de Tramuntana. Landslides emptied it over the centuries, its restored houses are now mostly second homes, and in late 2024 the local press reported that nobody was registered as living there. Only buyers who want real seclusion, and who can accept tight building rules, should consider it.

The hamlet sits at about 470 metres on a spur of the Puig de Suro, with views over the plain of Mallorca as far as the bays of Alcúdia and Palma. It was one of four Moorish farmsteads in what is now the municipality, and its families farmed cereals and olives. In March 1721, after a very wet winter, groundwater burst out of the hillside and around 300,000 square metres of farmland slid downhill over six days. People began to leave. Further slides followed in the 19th century and in 1943, and the last family left after the heavy snow of 1956.

Today Biniarroi is a small cluster of stone houses, some restored and some in ruins, with no shops or services. Owners built a private road for cars in the 1970s, and since then several houses have been restored, mostly as second homes. Three people were registered here in 2009; by late 2024 there were none. The public way up is the old path from Mancor, cleared by the town hall, which rebuilt a stretch of dry-stone wall in 2023. For daily life you go down to Mancor, about 10 minutes by car, with its primary school, nursery, health post and pharmacy, or to Inca, about 20 minutes away.

Who buys here

The houses belong to a small group of owners who mostly use them as second homes. In 2015 owners formed an association to push for the special plan that building permits here depend on. A buyer here would want a remote stone house with wide views and walks from the door, and would be happy to rely on Mancor and Inca for everything else.

Property

With only a handful of old stone houses, the choice is very small. In 2009 the town hall said the hamlet sat outside the planning rules and that it could not legally grant building permits until a special plan (pla especial) was approved. By late 2024 that plan had still not been drawn up, so permits are very hard to get. A former mayor has said he halted unlicensed work on one house, which was finished only after heritage approval. In 2016 residents were still waiting to be connected to Mancor’s mains water. Have a lawyer check legal status, road access, water and power before signing.

Getting around

Approximate times by car, outside rush hour. Car access to the hamlet is by a private road.

  • 50min

    Central PalmaDown through Mancor, Biniamar and Lloseta, then the Ma-13 motorway

  • 50–55min

    Palma airportMa-13 motorway and Palma’s Ma-20 ring road

  • 10min

    Mancor villageSchool, nursery, health post and pharmacy

  • 20–25min

    Hospital Comarcal d’IncaThe nearest public hospital

  • 45min

    Playa de MuroLong sandy beach on the Bay of Alcúdia

Pros and cons

For

  • Secluded stone hamlet on the hillside, about 470 m up
  • Wide views over the plain to the bays of Alcúdia and Palma
  • Mancor’s school, health post and pharmacy about 10 min away
  • Old path down to Mancor restored for walkers

Against

  • No special plan as of late 2024, so permits are very hard to get
  • No shops or services; car access is by a private road
  • A long history of landslides, from 1721 to 1943
  • Palma about 50 min away, the nearest beaches about 45 min

Questions buyers ask

Does anyone live in Biniarroi?

Hardly anyone. Three people were registered in 2009 and one in 2015, and in November 2024 Última Hora reported that nobody was. The restored houses are mainly used as second homes.

Can I get permission to restore or extend a house?

Not easily. In 2009 the town hall said it could not legally grant building permits until a special plan for the hamlet was approved, and by late 2024 the plan had still not been drafted. A former mayor has said he halted unlicensed work on one house, which was finished only after heritage approval, so take legal advice before buying.

How do you get there?

By car, only on a private road that the owners built in the 1970s for their own use. The public route is the old path from Mancor de la Vall, which the town hall has cleared and partly rebuilt. In 2017 Mallorca Magazin put the walk at 1 hour 45 minutes to 2 hours there and back.

How far is the nearest doctor?

The nearest is Mancor’s public health post, about 10 minutes down the hill by car, open on Monday, Tuesday, Wednesday and Friday. For urgent care at night and at weekends you go to Inca’s Es Blanquer health centre, and the Hospital Comarcal d’Inca is 20 to 25 minutes by car.

Also in Mancor de la Vall, and nearby

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