FAQ
Building a Home in Mallorca
What is the first step to start a building project in Mallorca?
The first step is to commission a feasibility and planning study for the plot you intend to buy or already own. This report confirms the buildability, zoning restrictions and legal conditions of the land – ensuring that your vision is realistic before committing to a purchase. More details can be found in the chapter The Plot.
What permits do I need and how long does the approval process take?
Every new home requires a Building Permit (Licencia de Obra Mayor) issued by the local town hall. Processing times vary significantly between municipalities, typically ranging from 6 to 18 months depending on workload and the complexity of the project. You’ll find more about this process in Building Permits and Timelines.
What taxes apply when building a property in the Balearic Islands?
The main taxes include 10% VAT on the construction works, municipal fees, and the ICIO (Construction, Installations and Works Tax), which varies by municipality. Professional fees for architects, engineers and consultants are subject to 21% VAT. See the chapter Costs for a detailed overview.
How much does it cost to build a house in Mallorca?
Construction costs generally start at around €3,000 per square metre (gross), excluding professional fees, permits and taxes. High-end villas or projects with luxury finishes can reach €3,500–4,000 per m². A detailed breakdown can be found in Costs.
How much are architectural fees in Mallorca?
Architectural fees are flexible and negotiable, typically around 8% of the construction cost. This percentage may be higher when interior design or landscape design are part of the commission. You’ll find further information in the chapter Costs.
Is it better to work with a general contractor or direct trades?
We usually recommend working with direct trades, coordinated by an experienced project manager. This approach provides greater flexibility, more control over costs, and better quality assurance, avoiding the mark-ups of a general contractor. Learn more in the chapters Costs and The Team.
Which areas are best for building in Mallorca?
It depends on what you are looking for: sea views or countryside, a more urban or rural setting, and whether the home will be for year-round living or holidays. Each municipality has its own planning rules and approval times, which can greatly affect the process. More insights in Building in Calvià, Building in Andratx and Building in Son Vida – Palma.
Can you build on rural land in Mallorca?
Yes, but under very strict conditions. Rural land usually requires a minimum plot size (typically 14,000 m²) and is subject to strict limits on building volume, height and coverage. Working with a local architect familiar with regional regulations is essential. See the chapters Protected Areas – Sectoral Reports and Legalisation for more information.
How can I monitor the construction progress if I don’t live in Mallorca?
We keep our clients informed with weekly site reports, photo updates and video calls. All project documentation, drawings and schedules are shared through secure digital platforms, ensuring transparent remote management. Read more in the chapter The Team.
How do you ensure sustainability and energy efficiency in your designs?
We apply bioclimatic design principles, use local materials and integrate renewable technologies such as aerothermal systems, solar panels and cross-ventilation. Our aim is to achieve the highest possible energy rating for every home. See the chapter Energy Certificate for more details.
