- How much would it cost to build a house in Spain?
- Can I get a mortgage to buy land in Spain?
- Differences between urban and rustic land
- Who should I employ to help me build my home?
- Check town plan specifics before buying your plot
- What other documents do I need before buying the plot?
- Applying for planning permission (building licence) in Spain
- How long will it take to build a home on my land in Spain?
9 min read
Homes for sale in Spain are so diverse in type, layout, location and price that practically any taste and budget is catered for, and hundreds of thousands of them are on the market at any one time. The choice is seemingly endless – but what if you want something with a truly personal touch? Maybe you've had a property of your own design built in your home country, and are keen to do the same when you move to Spain.
Is it possible? And how do you go about it?
Yes, it's perfectly possible. Plenty of expatriates and Spanish nationals buy plots to build to their own spec, or already own land and want to make good use of it. If this is your ultimate dream, there's plenty of help out there to ensure you achieve it.

Building a home from scratch is not for the faint-hearted, though. You need lots of patience – it won't happen overnight. You need to be flexible, in case your original ideas don't work out, and you need to be resilient by nature. Things can, and often do, go wrong, but with experienced professionals behind you, solutions can usually be found.
If you're the type of person who can stay positive, take setbacks in their stride and focus on the end goal, then designing and building your own Spanish home could be the most rewarding thing you ever do. But if this isn't you, then we recommend you take the tried-and-tested route and check out the huge range of properties for sale instead – you won't be disappointed.
For those of you who've set your hearts on a home of your own creation, here's a guide to what's involved.
How much would it cost to build a house in Spain?
At current prices, and without taking into account professionals' fees, taxes, or council permits, you should budget for at least €1,800 per square metre of property, just for the basic structure – in addition to the cost of buying the land. Extra features, or more luxury detail, will incur further expense.
Expect specialists' fees and land surveys to cost around 20% of the total, and allow for a contingency fund in case you run into difficulties or go over budget.
Depending upon your chosen area, it may be more cost-effective to buy an existing home, unless you have specific design needs or wishes and there is nothing suitable on the market.
If you've set your sights on an area particularly known for its luxury residences and steep prices, buying land and building a home may be a little cheaper than purchasing an already-built property, but bear in mind that the plot itself will be more expensive in a sought-after neighbourhood. In terms of price per square metre, what you pay for the land may be more than you would for the property you're hoping to build on it.
You should study the area first, and have a clear idea of the type of property you want, before making the decision to build rather than buy.
Can I get a mortgage to buy land in Spain?
It is very rare in Spain to be able to get a mortgage to buy undeveloped land, as opposed to an actual property. You can normally get a mortgage to cover the cost of building a home, net of the purchase price for the land – which you will need to fund yourself – subject to a minimum deposit. Like traditional home loans, a 'build-it-yourself' mortgage usually stipulates a 20% deposit for a main residence, or approximately 40% for a second or subsequent residence. The maximum term is usually 30 years, and the lender pays in three lump sums.
You need to have bought the plot, acquired planning permission, and drawn up a detailed costs schedule before the mortgage can be approved and the first lump sum handed over to enable you to start the work. A second payment is made midway through the building process, and the balance upon completion.
Differences between urban and rustic land
Before presenting your project to the experts, you could start by looking at plots for sale to get an idea of prices and land layout, whilst consulting detailed maps of the area.
Make sure you are clear on the difference between land classifications – the last thing you want to do is buy a plot you can never legally build on. Broadly, land in Spain is considered either rústico or urbano, and their sale prices are vastly different, reflecting how they can or cannot be used.
Rustic land
Building of any kind is forbidden on rustic land. Collapsible or mobile structures, such as a tent or towing caravan, may be permitted, but not for living in full time. A rustic plot might be bought to use as a fruit orchard, allotment or for agricultural activity, or as grazing land for horses or livestock. Certain small, non-residential farm buildings may be allowed, but you should always check what you can lawfully do there before deciding to buy.
Rustic land will have no mains water, drainage, or electricity connections. If this type of infrastructure is needed, it will normally involve using power generators and existing bore wells, or similar.
Some rustic plots may even be under special protection through a conservation order, further restricting what they can be used for.
Urban land
Land classified as 'urban' means it is legally cleared for building on, but does not necessarily mean it is in an urban area. Indeed, an 'urban' plot can even be in remote countryside or close to an undeveloped beach.
This type of plot will already have electricity cabling and the required infrastructure for connecting to the mains water and drainage, even if it is not actively linked to the grid at the time of sale, or if these systems are unsuitable for use and require replacement.
Otherwise, the plot may be classified as urbanizable ('buildable' or 'developable'), meaning it does not yet have these facilities, but does have legal clearance for building on.
Who should I employ to help me build my home?
Once you have a rough idea of which part the of country you want to build your property in, the most sensible first move is to seek out a specialist company that can handle every step on your behalf. This doesn't mean you'll have no involvement, a firm which specialises in own-build homes will consult you constantly, and help you work out what you want, where you want it, and how much you can afford.
Otherwise, you could appoint various independent professionals, who will liaise with you and each other throughout the process, but getting the right people on board is top priority.
The architect
Even if budget is not an issue, you have mentally designed your entire new home, and chosen the location, an architect is your greatest ally. They have expert knowledge on topography (land structure), meaning they can tell you whether the plot you have in mind is suitable. The terrain may work against you, or present potential problems such as rising damp, a subsidence risk, movement, or difficulties in digging down for basements or swimming pools.
Perhaps uneven surfaces or slopes might mean having to reposition the building, or accessing the plot from the road might be tricky, or certain construction materials may be hard to find. In short, anything you have in mind that may not work out as you'd hoped, an architect will be able to suggest alternatives.
If you have chosen your location but not yet found a plot, architects can guide you in selecting the right land. Their local knowledge can be a powerful tool, especially if you are new to Spain.
Architects will often be able to give you a cost schedule, covering all legal obligations, labour and materials, and where you can save money if you need to, as well as helping you calculate timescales. They usually work closely with builders and suppliers whom they can recommend or appoint on your behalf if you do not know anyone personally, and can also arrange for the right experts to carry out required surveys.

The construction team
As well as the builders themselves, this will require a project manager, works director and health and safety personnel. Given that they will be supervised throughout by the architect, it usually makes sense to employ those who habitually work with him or her.
The lawyer
Buying a plot and building a home on it carries a risk of costly legal mistakes, and the complex, paper-intensive process means a huge amount of organisation. Handling the bureaucratic process on your own means you may miss a deadline or a detail, or file incorrect or incomplete paperwork, leading to delays or fines. Appointing a lawyer can help you prevent any of these problems.
Also, for your protection, various searches will need to be conducted. The conveyancing procedure will ensure whoever is selling you the land has the legal right to do so, that building on it is permitted, that there are no debts or liabilities attached to it, and that there are no issues with rights of way, such as a public footpath slicing through your kitchen.
Check town plan specifics before buying your plot
You, or the professionals you appoint to help you, should ask the local council for a copy of the General Town Layout Plan (Plan General de Ordenación Urbana, or PGOU). These are a long-term vision, revised every few years or decades, and dictate how a municipality is designed and structured based upon existing and planned future demographics.
If a particular structure is permitted in the current PGOU, the local government has no powers to block it, and is compelled to issue planning permission. The council cannot reclassify rustic land as urban without issuing a brand-new PGOU – a process that takes years.
It is important to be aware of the legal framework governing a PGOU - you can save yourself major disappointment and pointless disputes if you find out your bespoke future home does not fit with its terms and understand that the council cannot do anything about this. Conversely, you will be familiar with your rights if the council attempts to prevent you carrying out work that the PGOU does, in fact, permit.
Crucially, the PGOU details how many storeys a building can have in specific parts of town, how much space is allowed or required between buildings, and any limitations on design. Each plot in a municipality has an individual document detailing what construction features are permitted, within the scope of the PGOU. Known as a Certificado Urbanístico ('Development Certificate'), this is your essential route map from the earliest design stage, and you should ask the council for a copy of it.
Rules within the PGOU for specific parts of the town, and the Certificado Urbanístico for your plot, may dictate some or all of the following:
- Maximum height and surface area of buildings
- What percentage of the plot must be left structure-free
- Building materials permitted
- Number and type of protruding features such as balconies
- Colour scheme and exterior décor
- Depth of underbuilds or basements – if permitted at all
- Whether any outbuildings or a fixed barbecue or pergola are allowed
- Whether or not you can construct a sun terrace or swimming pool.
What other documents do I need before buying the plot?
In addition to the Certificado Urbanístico and the PGOU, you will need to apply to the Catastral office in your province for the certificate covering your plot. The Catastral holds full descriptions and detailed maps of all plots and buildings, showing where the legal boundaries are, their exact location, and the cadastral value.
The cadastral value is the amount on which the council applies a percentage to determine how much the owner needs to pay annually in IBI, or asset tax.
This means the cadastral certificate for your plot will show up any access conflict, confirm its borders, and tell you how much annual tax you will need to pay on it. Bear in mind, though, that the cadastral value and, therefore, the IBI will go up once your home is built.
If the current owner is in arrears with the IBI, the debt will pass to you upon purchase. The same may be true for some unpaid fines or property owner's liability payouts. Details of any liabilities and charges you might inherit with the land will be contained on the Nota Simple – a scaled-down version of the title deeds and legal summary of the property or plot for sale – which should be obtained from the land registry.
Your lawyer will compare the two documents to ensure the Catastral office's and land registry's details match your plot, and investigate any discrepancies.

Applying for planning permission (building licence) in Spain
You will need to have complete plans for the property drawn up, together with estimated costs and timescales, before applying for planning permission (licencia de obras, or 'building licence'). The complete project for your future home must be submitted to the town hall's planning (urbanismo) department along with a detailed application form and the required fee. The cost of a planning application is set by individual local councils, and normally calculated as a percentage of the property value.
The architect will compile the plans and full project details for you, and either the lawyer, architect or both will help you complete the application form, or do so on your behalf if you authorise them to. You will need to allow several months for designing and drafting plans.
Depending upon the complexity of the project, getting the planning application ready to present normally takes around four to eight weeks once the plans have been signed off.
How long do I have to wait for my planning application to be approved?
Waiting times for approval of your planning application depend upon your local council. A very small town with no backlog may respond within a couple of weeks, but a larger municipality with a high volume of building activity may take many months to do so. Even when they do respond, the local authority may request amendments, extra details, or additional surveys if specific features of the plot warrant it.
How long will it take to build a home on my land in Spain?
If the process goes smoothly and you have done your homework first, your home could be ready for moving into after approximately two years from the building work starting. You should always be prepared for unexpected delays to arise, though, and the possibility of the project going over budget.
Whether you decide to buy an existing property, or a plot of land to build your own, the process is relatively straightforward – but it helps to know what paperwork you need, so you can start preparing in advance. A user-friendly way of planning is to refer to our essential homebuying document checklist – that way you can cross off items as you obtain them.
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The information contained in this article is for general information and guidance only. Our articles aim to enrich your understanding of the Spanish property market, not to provide professional legal, tax or financial advice. For specialised guidance, it is wise to consult with professional advisers. While we strive for accuracy, thinkSPAIN cannot guarantee that the information we supply is either complete or fully up to date. Decisions based on our articles are made at your discretion. thinkSPAIN assumes no liability for any actions taken, errors or omissions.
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