In Ibiza, many foreign buyers fall in love with rustic villas or coastal homes — only to discover later that they can’t renovate, extend, or even legally use parts of the property.
At Borderless Lawyers, we verify zoning, land use, and construction legality before you buy — so you don’t end up with a beautiful but illegal investment.
🌆 Urban vs Rustic Land in Ibiza
Properties in Ibiza fall into two main categories:
🏙️ Urban Land (Suelo Urbano)
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Fully developed
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Usually includes utilities, street access, and building rights
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Easier to renovate or build
🌾 Rustic Land (Suelo Rústico)
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Protected or agricultural land
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Strict limits on construction and extensions
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Common in Santa Gertrudis, San Juan, Es Cubells, and inland areas
💡 Rustic land properties often have unregistered or illegal constructions that can’t be regularized.
🧾 What We Check During Urban Planning Review
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Land classification (urban, rustic, coastal, protected)
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Permitted uses under Ibiza’s PGOU and PTI planning regulations
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Construction licenses and their legality
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First occupancy license (Licencia de Primera Ocupación)
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Coastal law compliance (Ley de Costas)
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Protected zones or greenbelt restrictions
✅ We obtain urban planning certificates from the relevant Ayuntamiento (town hall) and Consell d’Eivissa.
🏚️ Red Flags for Foreign Buyers
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Swimming pools on rustic land without permits
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“Guest houses” not legally registered
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Old fincas with illegal extensions
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Properties within 100 meters of the coastline
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Discrepancies between Cadastre and Land Registry
These issues can block your mortgage, delay resale, or expose you to fines.
🔎 Documents We Review
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Nota simple
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Cadastral certificate
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Urban planning report
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Building permits
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Aerial photo analysis (for unauthorized construction)
💼 What We Do
At Borderless Lawyers, we:
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Contact planning departments on your behalf
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Clarify what is legal, illegal, or “regularizable”
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Inform you of any legal risks
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Recommend actions before committing to purchase
💬 Final Word
Ibiza’s rural charm can hide serious legal complications — especially when buying on rustic land. Urban planning checks are not optional — they’re critical.
📞 Contact us to conduct a full land and urban planning review before you buy in Ibiza — and avoid the most expensive legal mistake.