How to Choose the Perfect Land to Build Your House: Step-by-Step Guide 202

Thinking of building your house? Start by choosing the land well

Did you know that the land can account for between 30% and 60% of the total budget? Construction usually ranges between €800 and €1,500/m², but what you pay for the land directly influences your daily life... and cannot be changed later.

However, choosing well is not just about price. You have to look at things like whether it has water, electricity, internet, how the sun hits it, or what type of soil it has. All of this can make your project work... or not.

That's why we've prepared this guide. Step by step, we explain what to look at before buying: from legal issues to technical or financial details. It doesn't matter if you prefer the countryside or the city: this will help you choose wisely.

The legal and urban planning aspects, and what you absolutely must check

Before doing anything, make sure the land is free of legal problems. Request a simple note (nota simple) from the Land Registry: there you will see if the person selling it to you is really the owner and if they have debts or liens.

Can you build there?

To find out, go to the town hall and check the urban planning classification. There are three types:

• Urban: ready to build
• Developable: with possibilities, but not yet
• Non-developable: no building allowed

You should also request the urban planning certificate (cédula urbanística), which tells you exactly what can be done on that plot.

Key documents

Before signing anything, ask for this:

• Cadastral certificate (certificado catastral): tells you who the owner is and what the land is like
• Title deeds (escrituras): that match the simple note
• Last IBI receipt: to see if there are debts with the town hall

Are there building limits?

Yes, and they vary by area. Sometimes you cannot exceed a certain height or only certain materials are allowed. There is also a limit on the square meters you can build. To avoid getting caught out, you will need a geotechnical study (usually costs between €400 and €3,000) that tells you if the land is suitable.

Also, be careful with supplies: if there is no water or electricity nearby, prepare for extra expenses. And if something doesn't add up, a specialized lawyer can help you avoid problems.

Technical part: is it good land for a house?

Here you have to get your hands a little dirty. Or rather, let the technicians do it. You need to know what type of soil there is, if it can support the house well, if there is water nearby, or if there is a risk of landslides.

Soil types

• Clayey: very stable, but changes with humidity
• Sandy: drains well, but is weaker in earthquakes
• Silty: not very compact, requires special foundations

Basic tests

The geotechnical study analyzes all this with:

• Machine soundings
• Small excavations to see the soil
• Resistance tests

The water table (groundwater) is also measured. If it is very high, you have to invest more in foundations.

Slope and shape of the land

Here topography comes in. It is used to:

• Place the house well
• Calculate how much earth needs to be moved
• Avoid areas where water accumulates or there is a risk of landslides

It can also help you orient the house to get more light or better airflow. Everything adds up.

Where is the land? It matters a lot

Location is not just a matter of taste. It affects the value of the property, how easy it will be to live there, and how much it will cost to build.

Basic services

Does it have water, electricity, sewage, internet, and garbage collection? And not just if it has them, but if they work well. A bad drainage system, for example, can give you many headaches.

Is it well connected?

Good land should be close to:

• Main roads or streets
• Bus or train stops
• Schools, health centers, and shops

But not too close to a highway either, because of the noise. The ideal is a balance: easy to reach, but quiet.

Clear numbers: how much it costs and how to finance it

There is no magic here: building costs money. Let's see where your budget goes and what options you have to pay for it.

Main costs

• Construction: between €1,500 and €2,000/m²
• Architect: 8% to 15% of the construction cost
• Quantity surveyor (aparejador): between €3,000 and €6,000
• Safety coordinator: around €4,000

And then there are the "hidden" costs...

• Taxes (ITP or VAT)
• Building permit (ICIO)
• Notary and Registry fees
• Technical studies (geotechnical, topographic...)

And very importantly: always leave a margin of 10-15% for things you hadn't anticipated. There are always surprises.

How do I pay for it?

With a self-builder mortgage (hipoteca autopromotor). They give you the money in installments as the work progresses, and you only pay interest at the beginning. When finished, you start repaying the full loan. They usually cover up to 70-80% of the cost, but each bank has its own rules.

Frequently Asked Questions

What should I look at when choosing land to build on?

Several things: the type of soil, if there are trees or vegetation that could affect it, if it is easy to reach by car, if there is water, electricity and internet, the size of the plot and, above all, what the town hall regulations say. Also check if it is well connected by public transport.

How do I know if it is really possible to build there?

First: go to the town hall and ask for the land classification. It can be urban, developable or non-developable. Then, do a geotechnical study to find out if the soil is good for building. Oh, and check if there is groundwater or steep slopes.

What size of land do I need for a detached house?

It depends on what you want, but in general, if you are looking for a house with a garden, ideally the land should be around 400-500 m². With that, you can comfortably build about 100-150 m², complying with regulations in most places.

What papers do I need to check before buying?

These cannot be missing:

• Simple note from the Land Registry
• Cadastral certificate
• Title deeds
• Last IBI receipt
• Urban planning certificate

What extra costs are there besides the land and construction?

Quite a few. Some are:

• Taxes (ITP or VAT)
• Building permit (ICIO)
• Notary and Registry fees
• Technical studies (geotechnical, topographic...)
• Architect and quantity surveyor

And very importantly: always leave a margin of 10-15% for things you hadn't anticipated. There are always surprises.