Buying Rustic Land in Mallorca: What You Must Check First

Buying rustic land in Mallorca can be a dream, peace, space, nature, mountain views, privacy… and the chance to build your ideal home.

But rustic land (“suelo rústico”) also comes with strict rules, complex zoning categories, and risks that many buyers discover too late.

At Coast Projects, our real estate lawyer leads and manages the entire due diligence, always supported by an expert local architect and a technical engineer to verify what is really possible on the plot.

Rustic land in Tramuntana, Mallorca

Your complete guide to zoning, building rights, permits, and avoiding costly mistakes.

1. Understand the Zoning of the Land (Suelo Rústico is NOT all the same)

Mallorca has dozens of rustic categories, each with different building limitations. The main ones include:

• SRG – Suelo Rústico General (most flexible)

• ANEI – Áreas Naturales de Especial Interés (very restrictive)

• ARIP – Área Rural de Interés Paisajístico

• AANP / NATURA 2000 protected areas

• Forestry or agricultural protection zones

• Coastal protection areas

  
  

Each zone determines:

• whether you can build

• minimum plot size (14.000–50.000 m² depending on municipality)

• maximum house size

• pool restrictions

• distance to boundaries

• limitations on extensions and renovations

This is the first and most crucial check.

2. Can You Build a House? (Building Rights)

Many rustic plots in Mallorca cannot be built on—regardless of what the seller says.

Before buying, we request:

✔️ Municipal urban planning report

✔️ Verification of minimum plot size

✔️ Review of historic land divisions

✔️ Check for protected areas within the plot

✔️ Confirmation of buildability (edificabilidad)

Our technical architect prepares a report confirming whether a house is legally feasible—and how big.

3. Existing Buildings: Are They Legal?

Many rustic fincas contain:

• old agricultural warehouses

• stables

• extensions added without a license

• swimming pools built illegally

• terraces or additional constructions

We verify:

✔️ original building licenses

✔️ final certificate of works

✔️ legality of pools and annexes

✔️ risk of demolition or sanctions

Buying a property with illegal structures can become extremely expensive later.

4. Water, Electricity & Access (Often Forgotten!)

These services vary enormously on rustic land.

We confirm:

• legal connection to the electricity grid

• possibility of solar + battery

• water rights / wells

• cistern and capacity

• access rights through private roads

• registered right of way (servidumbres)

A beautiful rustic plot without utilities can become uninhabitable.

5. Pay Attention to the Municipal Area (Some Are Stricter)

To rank in searches for specific villages, here are the areas where most foreign buyers look for rustic land—and where rules can change significantly:

Central Mallorca

• Santa Maria del Camí

• Alaró

• Binissalem

• Sencelles

• Consell

South / Southeast

• Llucmajor

• Campos

• Ses Salines

• Santanyí

North / Tramuntana

• Pollença

• Sóller

• Bunyola

• Valldemossa

6. Check the Risks: A Rustic Plot May Look Legal… but Isn’t

Common risks we detect for clients:

• “buildable” plots that are too small

• illegal segregations

• old agricultural houses wrongly converted to residential

• wells without authorization

• no access rights

• zones with zero building rights

• areas where permits take years

• protected species or forestry restrictions

• plots subject to fires, floods, or coastal protection

A rustic plot must always be checked by a lawyer+architect+engineer before committing.

7. The Due Diligence (What We Do for You)

At Coast Projects, your due diligence is managed directly by our real estate lawyer, who coordinates the entire technical review.

Our process includes:

Legal Due Diligence

• ownership & encumbrances

• cadastral vs. registry mismatches

• zoning certificate

• verification of legality of existing buildings

• review of rural limitations

• licences, wells, rights of way

• risks of sanctions

Architectural Due Diligence

• zoning feasibility

• buildability

• footprint limitations

• maximum m² allowed

• extensions possible

• compatibility with local regulations

Technical Engineer Review

• structural state

• installations

• potential renovation costs

• condition of annexes, stables, warehouses

• future risks

This gives the buyer a complete and realistic picture of what they can do with the land.

Rustic Land in Mallorca Can Be a Great Investment — If You Check Everything First

Buying rustic land in Mallorca offers unique opportunities, but also unique legal and technical complexities.

With the right due diligence, guided by a lawyer, architect, and engineer, you avoid surprises and make a safe investment.

If you are considering purchasing rustic land in Alaró, Santa Maria, Pollença, Llucmajor, Santanyí, Sencelles, Sóller, Bunyola or anywhere in Mallorca, we can assist you through the entire process.

Thinking about buying rustic land in Mallorca?

Contact us and we’ll guide you safely through the legal and technical process, from the first check to the final signature.