How to choose a plot of land for building a house in Spain: 9 key checks
How to choose a plot of land for building a house in Spain?
Choosing a plot of land is one of the most important steps before building a house. A beautiful view, a good location and an attractive price do not necessarily mean that the land is actually suitable for building.
Sometimes a plot looks ideal, but upon closer inspection it turns out that the plans will have to be altered, the budget will increase, and the construction timeline will be delayed. Therefore, the land must be assessed not only visually, but also from technical and legal perspectives.
1. Is it possible to build here?
First and foremost, you need to check whether residential construction is permitted on the plot and what planning restrictions apply to it.
You should find out:
- What the status of the land is.
- What the permitted building area is.
- What building height is permitted.
- What setbacks must be observed from the plot boundaries.
- Are there any restrictions regarding the façade, roof, architectural style or the position of the house?
- Are there any additional planning conditions?
One point that is not immediately obvious: even two neighbouring plots may be subject to different building regulations. Therefore, you should not rely solely on what has already been built nearby.
2. Documents: the Land Registry and the Cadastral Register
Before making a purchase, it is essential to check not only the information provided by the seller but also the official documents.
It is important to establish:
- Who is the actual and registered owner of the plot.
- Whether there are any outstanding debts, restrictions, mortgages, seizures or other encumbrances.
- Whether the plot area matches across the various documents.
- Whether the specified boundaries correspond to the actual situation.
- Whether there are any discrepancies between the data in the Registro de la Propiedad and the Catastro.
A point that is not immediately obvious: in Spain, the information in the Registro and the Catastro may differ. This is not always a serious problem; however, before purchasing, it is essential to understand whether there is a risk of disputes arising, additional procedures being required, or the need to amend documents.
3. Topography of the plot
The slope of the plot can significantly affect construction costs.
On uneven terrain, the following may be required:
- Retaining walls.
- Additional earthworks.
- Soil stabilisation.
- A more complex foundation design.
- A rainwater drainage system.
- Additional structural calculations.
A plot on a slope may offer beautiful views, but it is precisely the characteristics of the terrain that often significantly increase the construction budget.
4. Access for construction machinery
It is essential to determine in advance whether construction machinery will be able to access the site unhindered and operate there.
The following should be checked:
- The width of the access road.
- Whether lorries can pass through.
- Whether there is space for unloading materials.
- Whether a crane or concrete pump can access the site.
- The presence of cables, trees, fences and other obstacles.
- Whether storage space for materials can be arranged during construction.
A point that is not immediately obvious: a plot may fully meet the requirements on paper, but still be unsuitable for carrying out construction work. This affects logistics, timelines and the final cost of the project.
5. Utilities
Before purchasing, you need to find out which utilities are already connected to the plot and which will need to be connected separately.
It is important to check:
- Electricity supply.
- Water supply.
- Sewerage.
- Internet.
- Rainwater drainage system.
- Distance to connection points.
- Whether the available electrical capacity is sufficient for the future house.
The phrase ‘utilities nearby’ does not mean that connecting them will be quick or inexpensive. In some cases, this requires separate planning applications, approvals and significant additional costs.
6. Soil and Water
Soil characteristics affect the design of the foundations, the extent of earthworks and the structural integrity of the future building.
Particular attention should be paid to:
- Signs of waterlogging.
- Significant slopes.
- Loose or unstable soil.
- The presence of old artificial fill.
- Proximity to riverbeds, streams and other watercourses.
- The need for drainage.
- The risk of soil settlement.
- An often-overlooked point: the main problems with a plot are often hidden underground.
Therefore, an attractive exterior appearance does not guarantee simple and cost-effective construction.
7. Orientation of the house
A good plot is not just about sufficient space and a beautiful view. It is important to understand exactly how the house can be positioned on it.
You need to consider:
- Which way the sun will be in the morning and evening.
- Which areas may overheat in summer.
- Where best to position the terrace.
- How to ensure privacy.
- Where a swimming pool could be situated.
- Whether future buildings on neighbouring plots might block the view.
Sometimes a plot with a beautiful view turns out to be unsuitable for building, as it is impossible to orientate the house correctly due to the shape of the plot, mandatory setbacks or other restrictions.
8. Hidden costs
The cost of the plot itself is only part of the overall budget.
Additional costs may include:
- Earthworks.
- Construction of retaining walls.
- Connection to utilities.
- Soil removal.
- Installation of drainage.
- Site stabilisation.
- Construction of a fence and driveway, as well as site preparation.
- Implementation of additional technical solutions.
Sometimes a cheaper plot ends up costing more than land with a higher initial price but more favourable conditions for building.
9. What to check before buying
Before purchasing a plot, it is recommended that you:
- Request a Nota Simple.
- Check the details in the Catastro.
- Clarify the town planning conditions.
- Confirm that it is possible to build a residential property.
- Assess the terrain.
- Check whether construction machinery can access the site.
- Find out about the utilities.
- Inspect the plot with a specialist.
- Estimate any potential additional construction costs in advance.
The STRUCTONIX Approach
At STRUCTONIX, we view the plot not only as a beautiful site for your future home, but also as the foundation of the entire construction process.
Our aim is to identify, at an early stage, any technical and organisational factors that may affect the design, cost estimate, timeline and quality of the build.
Choosing the right plot helps to avoid unnecessary costs, rework and delays. Most importantly, it enables you to build a home that is not only beautiful but also technically sound in its design and execution.
In the following articles, we will examine in detail the development of the design and cost estimate, the execution of earthworks, the laying of the foundations and the erection of the house’s main structures.
Stay tuned and follow the updates on the STRUCTONIX blog
