Pre-purchase report · Rural land in Mallorca
Two fincas can look the same and one be worth half as much. The difference is in the paperwork, not the views. On rural land (suelo rústico) the price depends less on the square metres and more on the legal status of each building. Before you pay a deposit, I go through the property with you: what you are really buying, what you can do with it and what it is worth.
Before you buy
They come in the order in which each one affects the next. If the first fails, the rest change.
SRG, SRG-F, AIA, AT, ARIP, ANEI, APR, APT or AANP: these are the rural land categories set by the island's Territorial Plan (PTIM) and the municipal planning rules. That sets the minimum plot: 14,000 m² in SRG, 25,000 m² in AIA and 50,000 m² in ARIP or forest land. No building is allowed in ANEI or AANP. You also need to check the town hall's own planning rules, which can be stricter than the island council's (Consell) on some parameters.
With a building licence, built before 1956, or registered ‘por antigüedad’ (by age: no licence, with the infringement time-barred). A building registered by age is left ‘fuera de ordenación’, outside the planning rules (art. 129.2.b of the LUIB, the Balearic planning act): no works of any kind are allowed, and the PTIM regime for alteration and extension (rule 28) does not apply.
Original building, extensions, pool, porches and changes of use. Each piece of work is a separate infringement. Anything finished after 1 January 2018 on any rural land never becomes time-barred (art. 196.2.a LUIB); earlier work, on ordinary rural land, became time-barred after 8 years if no proceedings were opened.
The square metres, the number of buildings and the pool must all match. Whatever doesn't match surfaces just when you want to sell or take out a mortgage.
A formal enquiry to the planning enforcement agency of the Consell de Mallorca, the island council (Agencia de Defensa del Territorio, ADT), and to the town hall.
The town hall's certificate of description and planning compatibility, not the generic planning certificate.
One per property at most, with a maximum water surface of 35 m² and a maximum volume of 60 m³ (Decree-Law 9/2020, art. 7, in force). Without a licence and built after 2018: never time-barred.
Water, electricity, access and waste water treatment. A home without a licence built after March 1987 has no right to utility connections.
A change of use without a licence is a continuing infringement: it does not become time-barred for as long as it lasts (art. 196.4 LUIB).
Seventh additional provision of Decree-Law 3/2024: open until 29 May 2027, only for what was already time-barred on 29 May 2024, on payment of between 10% and 15% of the construction cost budget (presupuesto de ejecución material). I do not draw up legalisation projects: I advise you on the best option for your case.
Typical situations
On rural land you first clear up the legal position, then apply for the loan, and only then carry out works with a licence.
| Situation when you buy | What the bank does | Works: when and how | The right report |
|---|---|---|---|
| House with a licence and compliant with planning | Values it without difficulty. | Before or after the loan, with a licence; a self-build or renovation mortgage if before. | Full valuation under Orden ECO 805/2003, the Spanish regulation that governs mortgage valuations. |
| House built before 1956 or with an old licence, with no later works | Values it, sometimes with conditions. | Alteration and extension under rule 28 of the PTIM, provided the structure is not touched and nothing is demolished. | Pre-purchase report and full valuation. |
| House registered ‘by age’, with no works since 2018 | Many banks will not lend, or cut the value. | No works at all: any alteration reopens the penalty regime and is never time-barred. | Pre-purchase report with a risk assessment; consider extraordinary legalisation before 29 May 2027. |
| House whose infringement is time-barred, with an extension or pool built after 2018 | Values only the legal part, or does not lend. | Demolish what is not time-barred and legalise the rest under the seventh additional provision, or accept a permanent risk. | Pre-purchase report that deducts the demolition; lawyer. |
| House whose infringement is time-barred, with a recent full renovation carried out without a licence | No reasonable finance. | Art. 193.2 LUIB: the restoration order can extend to the original building. | Decline, or an explicit risk report. |
| Plot with no buildings | Can be financed only if it meets the minimum plot size and obtains a licence. | Project and licence before anything else; check APR, APT and easements. | Buildability and land value report. |
| Property with an open enforcement file | Cannot be financed until it is resolved. | Nothing until it is resolved; check whether the file has lapsed (1 year, art. 195 LUIB). | Diagnosis and a planning lawyer. |
What the report prevents
Pre-purchase report for rural property
I visit the property, review the documents and give you a signed technical report. No site visit, no report.
+ No fixed fee · Quote based on the property
This page is for information and summarises general technical criteria as at October 2026. It is not legal advice and does not replace a study of each property: the rules change and every case depends on its documents. With an open enforcement file, always consult a planning lawyer.
Let's talk
The pre-purchase report has no fixed fee: it depends on the property and on what needs checking. Tell me the municipality, which property it is and what you want to know, and I will send you a quote and a delivery date. No obligation.
If you already have documents (Land Registry extract or nota simple, the official summary of ownership and charges; cadastral reference; title deed; plans or the listing), send them to infotb@tbtasaciones.com.
