Many homes in Valencia — especially older villas, rural homes, and seaside properties — may be illegal or partially legal.
Why? Because of:
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Construction without permits
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Incomplete legalization
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Zoning restrictions
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Protected land classifications
📌 As a foreign buyer, you must confirm a property is urbanistically legal before paying a deposit.
🧭 What Are Urban Planning Checks?
They confirm that:
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The building is on land zoned for residential use
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Construction was done with the correct licenses and inspections
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The property matches the town hall’s official records
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There are no sanctions, fines, or demolition orders
✅ We request planning documents directly from Valencia’s Urbanismo Department.
🗺️ Types of Land in Valencia
| Land Type | Description |
|---|---|
| Suelo Urbano | Fully urbanized land with infrastructure (✅ safest) |
| Suelo Urbanizable | Can be urbanized in the future, but not always legal for building now |
| Suelo No Urbanizable | Protected or rural land – strict limits on use or building (⚠️ high risk) |
📌 Many “country homes” are built illegally on non-urbanizable land.
📑 Key Urban Planning Documents We Review
| Document | Purpose |
|---|---|
| Certificado Urbanístico | Verifies land classification and zoning use |
| Licencia de Obra / Final de Obra | Shows building was permitted and completed properly |
| Cédula de Habitabilidad | Confirms property is habitable |
| Inspección Técnica de Edificios (ITE) | Required for older buildings in the city center |
| IBI receipt & cadastral plan | Shows urban tax status and property layout |
✅ We cross-check all documents for accuracy and legality.
❌ Risks of Ignoring Urban Checks
| Risk | What Can Happen |
|---|---|
| No building license | Property may be unregistrable or face fines |
| Built on protected land | Legalization may be impossible |
| Unlicensed pool or annex | Fines, denial of future sale or inheritance |
| Property not compliant with plan | Future resale may be blocked |
🏙️ Special Valencia Zoning Rules
The city of Valencia and its surrounding towns apply:
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Tourist license restrictions by zone
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Height and façade conservation rules
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Floodplain and coastline setbacks
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Greenbelt limitations (huerta areas)
📌 Urbanistic rules vary by district — even within the same postcode.
🧑⚖️ Why Hire a Lawyer for Urban Planning Review?
Urban compliance is not visible on a property tour.
Borderless Lawyers provides:
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Full zoning and land classification reports
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Coordination with Valencia’s Urbanismo office
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Legal verification of construction permits and licenses
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Written legal opinions before you sign the arras contract
✅ Everything is explained in your native language, with zero surprises.
📞 Buying in Valencia? Make Sure It’s Legal First
Before you commit, let us verify the urbanistic and zoning status of any home or land in Valencia — to protect your money and future plans.