The short answer. Génova (Gènova in Catalan) is a hillside neighbourhood within Palma, on the lower slopes of Na Burguesa above the bay. It combines a Mallorcan village feel with access to western Palma’s schools, hospitals and road network. For property buyers, the appeal is space and residential character; the essential checks concern the individual home’s access, views, planning status and condition.
Living in Génova, Mallorca, means choosing a different relationship with Palma from a waterfront apartment or an Old Town address. The city remains part of everyday life, but the hillside shapes the home search. Start with our Palma area guide, then consider what each Génova address offers.
Where is Génova in Palma?
Génova sits on Palma’s western edge, inland and uphill from Cala Major and Sant Agustí, at the foot of the Serra de na Burguesa. It belongs to Palma’s Ponent area and is a distinct neighbourhood, not another name for La Bonanova or Son Vida. It is not a seafront village: the bay is part of the outlook from some homes, rather than the street-level setting of the whole neighbourhood.
During a viewing, distinguish the outlook from a rooftop terrace from the view in the main living space. Ask to see the rooms where you expect to spend your day, and walk between the entrance, parking and outdoor areas.
Génova’s documented village feel is not a promise that every street is silent or every property private. Our guide to Palma’s different neighbourhoods helps frame the comparison.
Génova at a glance
| Buyer question | Confirmed local fact | What to check yourself |
|---|---|---|
| Is it part of Palma? | A separate neighbourhood in Palma’s Ponent area | The precise address and surrounding streets |
| Is it on the waterfront? | Inland and uphill from Cala Major and Sant Agustí, on Na Burguesa’s lower slopes | The actual view and route towards the coast |
| What gives it a village feel? | Residential streets and established Mallorcan restaurants | Everyday walking routes and the atmosphere around the home |
| Which buses serve it? | EMT lines 46 and 47 link Génova, La Bonanova and Sindicat in opposite circular directions | Current stops, timetables and diversions |
| What are the main roads? | Ma-1 towards Palma and the southwest; Ma-20 bypass towards the airport | Your own route from the property |
| Which schools are nearby? | Bellver College near Marivent and BIC Sant Agustí | Campus, pupil age range and available places |
| What are the hospital options? | Clínica Juaneda in western Palma and Quirónsalud Palmaplanas beside the ring road | Services and access relevant to your household |
| Is Na Burguesa protected? | The island territorial plan refers to its ANEI protected rural-land area | Current classification of the specific parcel |
What is everyday life in Génova like?
Spend time here beyond a viewing and lunch booking. Return to the surrounding streets to understand the ordinary setting you would come home to.
Where can you eat locally?
Casa Jacinto, at Camí Tramvia 37, serves traditional Mallorcan dishes, grilled meats, fish, seafood and rice. Its website lists a covered terrace, private parking and a lift, with Wednesday as its closing day. Reconfirm the schedule when reserving.
Mesón Ca’n Pedro, at Carrer Rector Vives 14, is another established address. Its official site dates the restaurant to 1976 and describes Mallorcan dishes, meat, fish and seafood, with terraces overlooking Palma Bay. Check the route to either restaurant from the home itself.
What are the Coves de Gènova?
The Coves de Gènova were discovered in 1906 while workers were digging for water. The operator describes limestone galleries connected by natural passages, descending to a depth of 36 m. That is the cave’s depth, not the neighbourhood’s elevation.
The attraction is at Carrer Barranc 45. According to the operator, a visit takes approximately 20–25 minutes, with multilingual audio-guide support. Stairs and narrow passages mean the route is not wheelchair-accessible. Advance booking is recommended for high season and weekends; check opening arrangements before going.
The caves are a local landmark, not evidence of a property’s ground conditions. Put site-specific technical questions to your surveyor or architect.
What is above Génova on Na Burguesa?
The Mirador de na Burguesa overlooks western Palma, the city and the bay. It is distinct from the Mirador de n’Alzamora. The Na Burguesa monument, associated with Our Lady of Peace, is another landmark: WoW Mallorca’s heritage entry records a 22 m pedestal erected in 1967 and a statue installed in 1985 by Joan Ginard Ferrer.
Check access before planning an outing. Neither a walking duration from Génova nor current viewpoint access hours are confirmed here, and its panorama is not the view from every hillside home.
How do you reach central Palma and the airport?
The main connections are the Ma-1 towards central Palma and southwest Mallorca, and the Ma-20 bypass towards the airport. We have not assigned a standard airport or city-centre commute to the neighbourhood.
Test your journey from the property, including garage access and parking at the destination. Families should use the intended school campus, not a generic Palma address.
EMT’s official lines page lists 46: La Bonanova–Génova–Sindicat, in the right-hand circular direction, and 47: Génova–La Bonanova–Sindicat, in the left-hand direction. They should not be treated as interchangeable. Check current frequencies and stop-by-stop timings with EMT.
Fundació Miró Mallorca’s visitor notice flags diversions via Portopí for the Saridakis viaduct works. Consult EMT for current arrangements and try the service if it will be part of your routine.
Which schools and hospitals are relevant to Génova buyers?
International schools: choose the campus before the house
Bellver College is the current name of the school previously called Bellver International College. Its campus is opposite Marivent Palace in the nearby coastal area, not in Génova itself. The school describes British education for ages 5–18.
Baleares International College’s Sant Agustí campus serves ages 3–11. It is different from BIC Sa Porrassa, which serves ages 5–18 and is in Calvià. Use current campus details, not an informal or older name.
King Richard III College is in Portals Nous, Calvià, outside Palma municipality. Our international-schools relocation guide provides a starting point for the wider search, but discuss admissions and available places directly with the school.
Confirm the year group and campus, then trial the journey. No standard school-run time is assigned here.
Hospitals: western Palma and the ring road
Clínica Juaneda, at C/ de Company 30, is a western-Palma hospital option listed in the Balearic government’s hospital register. It is not the same facility as Juaneda Miramar.
Hospital Quirónsalud Palmaplanas, at Camí dels Reis 308, sits beside the Vía de Cintura, between the Valldemossa road and General Riera, with direct access and parking. Neither hospital is in Génova. Check the services, insurance arrangements and journey relevant to your household.
What homes are for sale in Génova, and at what prices?
The four Génova listings supplied for this guide show different propositions: a newly developed villa, a completed contemporary home, a semi-detached development under construction and a larger established estate. They are an asking-price selection, not a census of Génova’s housing or a measure of achieved prices.
| Reference | Home and stated status | Asking price | Bedrooms / bathrooms | Constructed area | Plot area |
|---|---|---|---|---|---|
| LUX0033 | Villa; new development | €2,600,000 | 4 / 4 | 295 m² | 205 m² |
| LUX0056 | Villa; good condition | €2,980,000 | 4 / 5 | 306 m² | 400 m² |
| CHA0018 | Townhouse listing; semi-detached development under construction | From €2,850,000 | 4 / 4 | 412 m² headline listing figure; see below | Not stated |
| LUX0017 | Villa estate; good condition | €12,900,000 | 11 / 10 | 1,800 m² | 7,457 m² |
LUX0033 has 205 m² of living area and a stated terrace area of 46 m². Its description sets the home across three levels, with a private pool terrace and garden, rooftop terrace, parking and views across Palma Bay. Underfloor heating and air conditioning are listed features. Its energy rating is pending.
LUX0056, completed in 2019 in collaboration with Cel Ras, has 219 m² of living space within its 306 m² constructed area. The description identifies two separate volumes connected by a central living area, a private saltwater pool, timber construction, natural stone, solar panels and heat-pump heating. The listing records an energy rating of B, not a promised running-cost saving.
CHA0018 needs careful reading. The headline constructed area is 412 m², while the description specifies Residence BA 9 at 413.4 m² and €2,950,000, and Residence BA 9A at approximately 411.4 m² and €2,850,000. It describes two semi-detached residences under construction, with expected completion in May 2028. That is an expectation, not a guaranteed delivery date.
Each residence is described with four bedrooms, a private garden and pool, rooftop solarium and garage for two cars. The basement offers the possibility of a gym or home cinema; lift options are available. Neither a fitted gym nor an installed lift should be assumed. Request the exact residence schedule and contracted specification.
LUX0017 is a different scale of purchase. Alongside its accommodation and land areas above, the description identifies landscaped gardens, a panoramic pool, glass-fronted terraces and views across the Bay of Palma. It also states an independent water supply and parking for up to eight vehicles. Verify the water arrangements during due diligence rather than generalising that feature to other hillside homes.
Browse more villas for sale in Palma to compare other addresses. Buyers considering a development can review new-build homes in Mallorca, keeping completion status separate from architectural presentation.
How do those asking prices compare with Palma’s market figures?
Colegio de Registradores records a Palma mean price of €4,408/m² for the twelve months ending Q3 2026, up 10.3% year on year. That is a rolling annual municipality-wide recorded figure, not a Génova villa index or a quarter-only average.
Idealista’s October 2026 Palma asking-price index is €5,505/m², up 3.3% year on year. It measures advertised prices. Different periods and samples mean the gap is not a negotiation discount, as our guide to asking versus recorded prices explains.
Use these figures for city context, not to value a Génova home by multiplying a Palma average by its floor area. Compare accommodation, outdoor space, condition and documented planning position.
What should buyers check about Na Burguesa protection and planning?
The Consell de Mallorca’s 2004 territorial-plan norms expressly refer to the ANEI de la Serra de Na Burguesa. ANEI means Área Natural de Especial Interés, a protected rural-land category. That reference does not mean all Génova is ANEI or that the entire ridge is a designated natural park.
Nor does it determine what can be built on a particular parcel. Obtain current municipal planning information covering classification, permitted building envelope and restrictions. Reconcile an existing home with its authorised project and registry documentation. For a development, inspect the actual municipal licence and conditions; an architect’s project is not itself permission to build.
A protected landscape nearby is not a guarantee that a panorama can never change. Protection depends on applicable planning and any specific title or easement affecting intervening land. Our property due-diligence checklist is useful here.
Do not base the purchase on obtaining a new holiday-rental licence. Palma’s current General Plan amendment declares the whole municipality unsuitable for tourist stays in dwellings. Any claimed existing licence requires individual verification; none is claimed for the homes featured here.
Who does living in Génova suit?
Consider Génova if you want a house-oriented shortlist within Palma, value a village atmosphere and enjoy Mallorcan restaurants as part of the local setting. The featured homes make it relevant to buyers comparing contemporary design, private outdoor space and larger estate accommodation.
Families should prioritise the actual campus and journey. Second-home owners should think about access, maintenance and the spaces they will use, not only the terrace photograph.
It may be less suitable if your priority is a seafront address, a flat walking routine or treating every city journey as a stroll. Buyers considering Son Vida’s separate residential setting should compare houses and daily routes rather than assuming the neighbourhoods are interchangeable.
A practical checklist for your Génova viewing
- Walk between the entrance, living rooms, terraces and pool; assess how the levels work for your household.
- Test parking and vehicle access, then your intended school, city or airport route.
- Inspect the view from the main living spaces, not only the highest terrace.
- Confirm the exact school campus and discuss admissions before relying on its location.
- Request current planning, title, habitability and energy documentation appropriate to the home’s status.
- Separate included development works from options, and expected delivery from contractual commitments.
- Budget purchase taxes, professional fees and ownership costs independently of the asking price.
For a focused shortlist, contact a Balearic Blue adviser with your preferred home type and the routes that matter. The useful starting point is how you intend to live here.
Is Génova part of Palma de Mallorca?
Yes. Génova, called Gènova in Catalan, is a distinct neighbourhood in Palma’s Ponent area, on the lower slopes of Na Burguesa. It is inland and uphill from Cala Major and Sant Agustí, rather than a seafront village.
Which buses connect Génova with central Palma?
EMT lists lines 46 and 47, linking Génova, La Bonanova and Sindicat in opposite circular directions. Check current stops, timetables and diversions with EMT before planning a journey.
Are international schools located in Génova itself?
The nearby options discussed here are outside Génova: Bellver College near Marivent and BIC Sant Agustí. King Richard III College is in Portals Nous, Calvià, outside Palma municipality.
What are the asking prices of the Génova homes featured here?
LUX0033 is offered at €2,600,000, LUX0056 at €2,980,000 and LUX0017 at €12,900,000. CHA0018 starts at €2,850,000, with the other described residence at €2,950,000; the development is under construction with expected completion in May 2028.
Does Na Burguesa protection guarantee a villa’s sea view?
No blanket guarantee follows from the ANEI reference. Check the parcel’s planning position and any specific rights or restrictions over intervening land; an existing panorama is not proof of permanent legal protection.
Sources checked on 10 November 2026: Ajuntament de Palma and Palma municipal police; BO Mallorca; Casa Jacinto; Mesón Ca’n Pedro; Coves de Gènova; Mallorca.com; WoW Mallorca; EMT Palma; Fundació Miró Mallorca; Bellver College; Baleares International College; King Richard III College; Quirónsalud; Govern de les Illes Balears hospital register; Consell de Mallorca; Colegio de Registradores; idealista; BOE; and Balearic Blue’s supplied live listings. Planning, legal and cost discussion is general information, not legal or tax advice. Obtain independent professional advice on the specific property before committing.