The Plot
How to Find the Ideal Residential Building Plot in Mallorca
Finding a residential building plot in Mallorca is becoming increasingly challenging: in the most desirable locations, available parcels are practically exhausted. As a result, many new projects arise on sites that already contain buildings, where outdated houses are demolished to make way for a new residence.
Nowadays, we increasingly accompany our clients throughout the process of finding the right plot: from search and selection to the technical due diligence required before purchase. This makes the decision more secure and helps avoid costly mistakes. Below is a checklist of the essential aspects to review before deciding to acquire a plot.
- Verify the Urban Land Classification
The first step is to confirm whether the land is suelo urbano (urban land) or suelo rústico (rural land). Within each category, municipal sub-classifications determine what can be built and to what extent.
- Identify Protection Zones
If the plot is located in a zona de protección (protection zone) – such as nature conservation, heritage, coastline, wildfire or flood-risk areas – the development potential may be severely limited or even excluded.
- Request an Updated Georeferenced Topographic Survey
A levantamiento topográfico georreferenciado (georeferenced topographic survey) with precise contour lines is indispensable, especially for sloping plots. It is also crucial to verify the actual property boundaries and the true surface area of the land.
- Urban and Legal Due Diligence
This includes checking the Registro de la Propiedad (Land Registry), reviewing any urban planning infringements or sanctions, and verifying the current planning status through official reports.
- Check the Consistency of Surface Areas
The surface areas recorded in the Catastro (Cadastre), the Land Registry, and the topographic survey must not differ by more than 10%. Significant discrepancies must be corrected before applying for a building licence. If a Land Registry modification is required, it is usually necessary to obtain neighbour approvals.
- Evaluate Plots with Existing Buildings for Redevelopment
In many of Mallorca’s prime locations, plots were developed decades ago. Consequently, many of today’s most attractive opportunities come from demolishing outdated buildings. It must be noted that after demolition, any new construction must comply with current regulations. Demolition and waste management costs should also be considered, typically ranging from €50,000 to €100,000 or more depending on the volume and complexity of the works.
- Consider the Development Potential of Neighbouring Plots
The value and quality of a residential plot depend not only on what can be built on it, but also on what may be permitted on adjacent plots. Future, taller or bulkier construction nearby could compromise privacy, views or the overall attractiveness of the property.
- Access, Utilities and Construction Logistics
Before purchasing a plot, it is essential to check access conditions. On sloping sites, difficulties in entry and manoeuvring can be decisive for feasibility and cost. Moreover, although urban land should by definition be fully serviced, in Mallorca there are still a few urbanisations where a sewerage system was never installed. Verifying this point in advance is crucial, since the absence of a sewer connection may prevent the granting of a Licencia de Obra Mayor (Major Building Permit).
Conclusion
Finding the ideal residential building plot requires more than intuition: it calls for technical and planning expertise. Appointing an architect with local knowledge ensures feasibility, anticipates risks, and maximises the development potential of the property.
