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Project Timeline – From Plot Purchase to Land Registry

How Long Does It Really Take to Build a House in Mallorca?

When building a house in Mallorca, it is essential to consider not only the available budget but also a realistic time schedule. Between acquiring the plot and registering the completed house in the Registro de la Propiedad (Land Registry), several administrative and construction phases take place, with timeframes that may vary significantly depending on the municipality, the scope of the project, and the required informes sectoriales (sectoral reports).

  1. Preliminary Design, Basic Project and Urban Planning Licence Application – The Most Important Phase

In this first stage, the programme of requirements is defined, the potential of the plot is analysed, and the architectural concept is developed. This includes a 3D model of the project integrated into the topography, renderings, and of course floor plans, sections, and elevations.

On this basis, the Proyecto Básico (Basic Project) is prepared and submitted to the town hall to obtain the Licencia Urbanística (Urban Planning Permit).

Approximate duration: 2 to 5 months, depending on project complexity.

  1. The Variable Factor: The Urban Planning Licence

The time between submission of the Basic Project and the granting of the Urban Planning Licence is the most unpredictable element of the schedule.

  • Theoretical legal timeframe (legal fiction): 3 months.
  • Reality: in efficient municipalities, around 6 months; in others, up to 2 years.
  • Delay factors: the need for informes sectoriales from authorities such as Coastal Protection, Roads, or Water Resources.
  1. Deadlines for Starting and Completing Works

Once the Urban Planning Licence is granted, the Execution Project must be submitted together with the designation of the building agents within a maximum of 6 months.

The period allowed for execution after the Urban Planning Licence is 24 or 36 months, depending on the municipality. In Calvià, for example, 36 months are allowed due to summer noise restrictions.

If the deadline is exceeded, an extension may be requested, but the ICO tax (Impuesto de Construcciones, Instalaciones y Obras) must be paid again for any remaining works.

  1. Licencia de Obra – Faster, But Not Immediate

Once the Urban Planning Licence has been obtained, the Licencia de Obra (Building Licence) may be requested:

  • Requires the Proyecto de Ejecución (Execution Project) stamped by the COAIB – Colegio Oficial de Arquitectos de las Islas Baleares, with a timeframe of 1–2 weeks for stamping.
  • If the documentation is complete, authorisation is usually quick; in some municipalities submission is sufficient, while others issue a formal resolution.
  • As a general rule, works may begin approximately 4 weeks after submission, even through the legal fiction of silencio administrativo, which applies after one month.
  1. Execution Project and Construction Phase

Time waiting for the Urban Planning Licence can be used to prepare the Execution Project, especially structural calculations, so that this stage does not extend the overall schedule.

The duration of construction depends on the size and complexity of the project and on the conditions of the site:

  • In general, 18 months are calculated from start to the Certificado Final de Obra (Final Works Certificate).
  • Complex excavations, detailed construction features, or long delivery times for equipment may extend the duration.
  • Seasonal restrictions:
    • In Calvià, strict noise restrictions apply from May to October; hydraulic hammer excavations are not feasible in most areas, so almost all projects start in autumn.
    • In Andratx, Son Vida, and other municipalities, noise restrictions apply in July and August.
    • Traditionally, many construction companies close in August, although in recent years some have continued activity.
  1. Final Phase – First Occupancy Licence and Land Registry Entry

At the end of the works, the Licencia de Primera Ocupación (First Occupancy Licence) must be applied for, which legally authorises the use of the dwelling.

Requirements:

  • Certificado Final de Obra (CFO).
  • Technical certificates for installations and energy performance.
  • As built drawings.
  • Inspection and approval by the municipal architect.

Duration: varies widely depending on the municipality, from a few weeks to several months.

Only after this stage can the property be registered in the Registro de la Propiedad (Land Registry), a step essential, for example, for a future sale. The registry entry adds several additional weeks to the schedule.

  1. Moving In

It is advisable to allow for a transition period between completion of the works and the actual move-in date, dedicated to finishing touches or possible adjustments. Even if these are not required, having this margin facilitates decoration, furnishing, and personalisation of the house without time pressure.

Recommendation for Developers

Those who understand the different phases and their timeframes from the outset avoid frustration.

An experienced architect will plan realistically, taking into account:

  • The likely duration of each administrative phase.
  • Possible informes sectoriales (sectoral reports).
  • Local restrictions on construction schedules.
  • The coordination between design, administration, and contractor.

Conclusion

Between the purchase of the plot and the registration of the completed house in the Registro de la Propiedad (Land Registry), the process in Mallorca takes a minimum of two years.

With early planning, good coordination, and an experienced team, this timeframe can be optimised and managed with confidence.

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