Self-build in Spain

Self Build Your Own House in Spain

More and more people are opting to self build in Spain and looking for plots in inland Spain, rather than on the coast. Owning a property in inland Spain is becoming an increasingly attractive proposition as prices on the coast increase past many peoples' budgets. There are still cheap plots of land in Spain, and it is possible to renovate a ruin or self build entirely from scratch. Although the days when you could find fincas for sale for the price of a holiday are long gone , it is still possible to find a bargain – but, as with any Spanish property purchase – it's vital to have a good grasp of the legal and financial implications. The best way to proceed is to get sound, professional guidance – that's where we at Country Home Espana come in. The following is a basic guide to the legalities of buying property in inland Spain. A word of advice - don't panic if it sounds complicated: our friendly and experienced team are here to guide you through the maze to find the ultimate prize – your Spanish dream home!

Building Your Own Property in Inland Spain: Urban Land and Rural Land

There are two types of land where properties can be built: urban or rural. Each type has its own set of rules and regulations. Some people do build in an urban setting inland (on the outskirts of a town, for example) but for most people inland means rural so that's what we will concentrate on here.

• Current laws demand that all new properties built on rural land have a minimum plot of 10,000 square metres
• Only 2% of that plot's surface may be used for actual construction – this means any structure with foundations and includes pools and terraces

This table is a guide to the amount of construction permitted per size of plot:

And if you want a really big house, you'll have to buy a big enough plot to meet the legal requirements!

Utilities

• Worst case scenario when buying a plot of land or a ruin – no water or electricity. If the plot has no water at all you will need to include a water tank in your plans – this can be filled on a regular basis by water lorries which operate in inland Spain. If there is no electricity the first step is to establish whether there are plans to bring mains electricity into the area – if not, you will need a generator.
• There may be water available, but not classed as fit for human consumption. In this case you will need a depurator to clean and filter the water and render it drinkable.
• If you're really lucky you'll find a plot with mains water and electricity – count your blessings!

You've Found Your Plot – What Next?

1. You will need to secure the plot with a deposit, usually 6000 Euros.
2. Your builder's architect will plan the layout of the house, its position in relation to the plot and draw up detailed plans, including swimming pool, garage etc., if applicable
3. From this point there are two ways to proceed:
   
   (a) The buyer purchases the plot of land and the builder builds on their behalf. This is called Autopromocion. This means the plot of land is purchased by you, the buyer, independently and a Title Deed must be signed at the Notary. A registered copy of the Title Deed will be needed for the builder to proceed.
   
   (b) The buyer purchases the plot of land and the completed house at the same time, at the final signing of the Title Deeds for the house. This has the benefit of removing the need for the buyer to go to the Notary twice, and frees the builder up to proceed with an application for a builder's licence, water and electricity (if needed) at the beginning.
   
   The project is submitted in order to apply for the Building Licence. Once this is obtained, construction can begin – payment will be arranged according to the stage of construction.
   
   
4. This may be the point at which you, the buyer, want to come over and personally supervise the materials used, and progress of your house – more payments will need to be made as construction progresses, culminating in the final payment when the Title Deeds are signed.

Other Things to Bear in Mind

• Building in Spain can be hindered by a great deal of red tape – be prepared (mentally and financially) for no end of delays. Take expert advice on what would be a realistic timescale for completion of your house.
• Before construction starts the buyer can ask for a Bank Guarantee to guarantee all payments. Many builders inland are uncomfortable with this because a bank guarantee effectively locks up all payments until work is complete - generally the buyer makes payments as work progresses, and the builder uses these payments for material, labour costs etc. The cost of a Bank Guarantee is usually in the region of 6000 Euros and, if the buyer requests it, they will have to incur the extra cost
• A Ten Year Construction Guarantee is compulsory under Spanish law, but there are variations in the law between local authorities and some builders in inland rural areas are reluctant to include it because of the extra costs. The buyer should insist this insurance is in place.
• Depending on the regulations which vary between individual Town Halls a certain number of metres must be left from the boundary of the plot to the entrance of the house
• If the building is to contain two self-contained dwellings the builder will have to make certain changes to comply with current regulations
• On a 10,000 square metre plot only part of the area will be fenced – normally between 2000-3000 square metres. Any additional fencing will be at extra cost to the buyer.

If it seems like a lot to take in, don't worry - our team is highly experienced and can guide you every step of the way. Wise investors are looking more and more to inland Spain - and if you have the vision and determination to self build your own house in Spain - we can help you find plots of land for sale in Spain.

See our glossary for buyers here

See Inland Property in Alicante

See Inland Property in Murcia