Valencia offers charming old homes, beachfront apartments, and countryside villas — but not all are legally built or zoned for residential use.
Whether you’re buying to live, renovate, or rent — you must check urban planning and zoning compliance before signing anything.
📌 Many foreign buyers learn too late that their property:
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Was built illegally
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Lacks proper licenses
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Can’t be rented or renovated legally
🧭 What Is Urban Planning in Valencia?
Valencia’s urban planning is governed by:
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PGOU (Plan General de Ordenación Urbana)
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Zoning classifications by the Ayuntamiento de València
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Provincial and regional laws from the Comunitat Valenciana
These plans determine:
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What land can be built on
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Building use (residential, commercial, rural)
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Renovation limits
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Rental permissions
🗂️ Key Urban Planning Documents to Check
🏢 1. Cédula Urbanística (Urban Zoning Report)
Issued by the local town hall, it confirms:
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Zoning classification (urban, rural, protected)
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Permitted uses (residential, tourist, agricultural)
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Development limits (height, density, use type)
📌 Essential before buying land, rural properties, or doing renovations.
🏗️ 2. Building License (Licencia de Obra)
Check that all construction or renovations:
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Were approved by the local council
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Match what’s registered in the Land Registry
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Have habitability certification (Cédula de Habitabilidad)
🏠 3. First Occupation License (Licencia de Primera Ocupación)
Required for:
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New builds
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Major renovations
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Tourist rentals
📌 If missing, the property may not be legally occupied or rented.
🧾 4. Land Registry vs. Cadastre
We compare:
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Registro de la Propiedad (title deed info)
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Catastro (cadastral map and dimensions)
If square meters or boundaries don’t match, it may signal:
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Illegal expansions
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Fines
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Problems with registration
⚠️ Risks of Ignoring Zoning Rules
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❌ Property may be demolished or fined
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❌ You can’t get a mortgage or resale approval
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❌ You may not be allowed to rent or renovate
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❌ Hidden liabilities transfer to the new owner
📌 These issues affect both rural fincas and urban apartments.
👩⚖️ How Borderless Lawyers Protects You
We conduct a complete urban planning review as part of due diligence:
✔️ Request cédula urbanística
✔️ Check licenses and infractions
✔️ Verify rental legality
✔️ Confirm zoning for intended use
✔️ Coordinate with architects or surveyors if needed
🧑🌾 Special Warning for Rustic & Countryside Properties
Many villas and fincas outside the city are:
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Built on non-developable land (suelo no urbanizable)
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Lacking occupancy permits
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Not eligible for renovations or new utilities
We check if:
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The land has consolidated urban status
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Your property is part of a legalized urban nucleus
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You’re buying into zoning restrictions that prohibit future changes
📝 Example: Buying a Beach Property for Tourist Rental
You find a flat near Malvarrosa beach listed for Airbnb.
We:
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Check zoning allows tourist use
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Verify the building permits vacation licenses
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Review if the city has rental caps or moratoriums
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Confirm first occupancy and habitability licenses
✅ This protects your investment before you pay a deposit.
📞 Buying in Valencia? Don’t Skip the Urban Planning Check
Borderless Lawyers ensures you buy only properties with:
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Proper zoning
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Clean licenses
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Full compliance with Valencia’s urban laws