Cas Berris, San José

A historic Ibicenco estate with architectural depth and full renovation clarity

Cas Berris is a substantial 17th-century finca estate set within 12,000 m² of private countryside, less than one kilometre from the centre of San José. The architecture is unmistakably Ibicenco: whitewashed volumes, deep-set arches, shaded galleries and exposed timber beams that create a measured relationship between light, mass and landscape. The photography reveals a property defined by structure rather than finish, where proportion, rhythm and materiality do the work.

The property boasts a total of 660 m² of internal living space, complemented by over 1400 m² of external amenities including outdoor structures, terraces, a swimming pool, and a tennis court..

The estate offers exceptional renovation potential. Thick walls, generous spans and a sequence of courtyards and terraces provide a rare foundation for a design-led transformation that can respect the finca’s historic character while introducing a contemporary spatial language.
The property is currently in the final phase of legalisation. A Certificado de Legalización is expected before Easter 2026, after which the entire estate will be fully legal. Once issued, a full renovation project can be undertaken with complete planning clarity, positioning Cas Berris as a long-term architectural asset rather than a short-term refurbishment.

Architecture and layout

The built area is distributed across four independent buildings, each with its own identity and relationship to the land.
The first building, positioned at the entrance of the estate, is a substantial annex incorporating two double garages, four en-suite bedrooms and a large leisure and games space. A sunken lounge with an original fireplace sits beneath a sequence of repeating arches, creating depth and a sense of procession through the interior.

The main house is arranged over two levels and accessed via multiple entrances and terraces. Internally, it unfolds through a series of winding corridors, traditional wooden staircases and spaces framed by exposed beam ceilings. Five bedrooms and six bathrooms are distributed throughout the house alongside a library, informal living areas and a traditional kitchen that opens directly onto the gardens and pool terraces. Internal patios and shaded galleries create moments of pause and enclosure, while elevated terraces offer open views across the surrounding countryside.

Set slightly above the main house is a separate one-bedroom casita, discreet in position and scale, suitable for staff accommodation or a private guest suite.
Adjacent to the pool is an open-air kitchen and dining casita, conceived as a summer pavilion and oriented towards outdoor living rather than enclosure.

Outdoor spaces

The grounds are mature and layered, with established trees and planting creating natural privacy and separation between the buildings. A broad green lawn surrounds the 50 m² swimming pool, which is visible from both the main house terraces and the outdoor dining pavilion. Covered terraces and shaded seating areas extend the living spaces outward, reinforcing the relationship between architecture and landscape.
Access is via electric gates and a long private camino. In addition to the garages, there is ample exterior parking. A tennis court is discreetly positioned within the grounds, integrated into the wider estate rather than dominating it.

Highlights

17th-century Ibicenco finca
Original arches, beams and courtyards
50 m² swimming pool
Tennis court
Double garages and gated access
Significant renovation potential
Full Certificado de Legalización expected before Easter 2026

Location · South West Ibiza

San José sits at the heart of Ibiza’s south-west, combining year-round village life with immediate access to Cala Jondal, Cala Conta, Cala Tarida, Cala Bassa and Cala Vadella. Ibiza Town and the airport are both within easy reach, reinforcing the area’s enduring appeal for primary residences and long-term estate projects.