Building

Building a single-family home or traditional finca in Mallorca is a dream for many. But before that dream becomes reality, a range of legal, technical, and administrative steps must be considered. In this post, we provide an overview of the key aspects and special features involved in building on the island.

1. Choosing the Plot and Buildability

Before purchasing a plot of land, it’s essential to confirm whether it’s buildable. Not every plot in Mallorca is suitable for construction. In rural areas (suelo rústico), strict regulations may limit or prohibit development. An experienced architect or planning expert can help you interpret local planning regulations and determine buildability.

2. Permitting Process and Building Licence

The construction process begins with the Basic Project (Proyecto Básico), drawn up by an architect and submitted to the relevant town hall. Once this is approved, the Execution Project (Proyecto de Ejecución) follows, containing detailed construction and technical plans.

Approval times vary depending on the municipality and project complexity. For rural plots, the process can take between 6 months and 2 years, so early planning is highly recommended.

3. Construction Phase and Timeline

Once the building permit is granted, construction can begin. The construction timeline depends on the size, design, and availability of contractors. On average, you should expect 12 to 18 months from groundbreaking to completion.

4. Special Requirements for Fincas with Pools

Swimming pools are subject to additional restrictions. In rural areas, they are often only allowed if not visible from public roads or within certain size limits. These rules must be clarified before planning a pool to avoid legal issues.

5. Costs and Taxes

Building costs include several components:

• Construction costs: based on the size and finishes
• Architect and planning fees
• Municipal fees: including licence and approvals
• Taxes: such as the building tax, typically between 4% and 6% of construction costs

6. Completion and First Occupancy

Once construction is finished, you must obtain the First Occupancy Licence (Licencia de Primera Ocupación). This confirms that the building complies with approved plans and meets technical and safety regulations. Without it, the property cannot legally be occupied or connected to utilities.

Building a house or finca in Mallorca is a rewarding but complex endeavour. With detailed planning and the support of qualified professionals, your dream home can become a reality.

At Kuhlmann & Partner, we are here to guide you through each step of your project. Contact us for expert advice tailored to your needs.