If you’re buying property in Valencia, especially a villa or rural land, you must conduct urban planning and land legality checks before signing any contracts. Spain’s planning laws vary by region and town — and Valencia is no exception.
At Borderless Lawyers, we protect foreign buyers by verifying zoning status, build legality, and planning compliance before any money is exchanged.
⚠️ Why Urban Planning Checks Are Critical
Without proper legal review, you risk:
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Buying an illegally built home
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Owning land where construction is restricted
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Inheriting pending demolition orders
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Being unable to renovate or expand later
These risks are common with rural homes (fincas), older villas, and properties marketed as “legalizable”.
🧾 What Urban Planning Due Diligence Covers
1. Zoning Classification (Clasificación Urbanística)
We confirm whether the land is:
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Suelo urbano (urban): fully serviced and buildable
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Suelo urbanizable: may be buildable with development plan
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Suelo no urbanizable: rural land, often protected or restricted
Many foreign buyers unintentionally buy non-buildable land.
2. Construction Licenses & Permits
We check:
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The home has a valid licencia de obra (building permit)
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There is a first occupancy license (licencia de primera ocupación)
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There were no illegal extensions or pool constructions
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Any past works were legalized properly
This is especially important for country homes, chalets, or coastal properties.
3. Legalization Risk
We review:
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Whether the property was built before or after the Ley Urbanística Valenciana cut-off dates
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If any legalization procedure is pending
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If there’s a risk of fines or demolition under local law
Some properties are sold as “de facto legal” — but aren’t registered correctly.
4. Town Planning Certificates
We obtain official certificates from the local Ayuntamiento (Town Hall) stating:
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Current planning status
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Any open urban planning infractions
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Upcoming zoning changes (e.g. road expansions or rezoning)
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Future development affecting the area
These certificates can prevent major surprises later.
🏘️ Red Flags for Foreign Buyers
Watch for:
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Properties marked as “legalizable” or “no escritura”
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Listings with incomplete cadastral info
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Homes that appear larger than what is in the registry
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Rural plots with temporary structures or trailers
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Sales “under the table” with reform obligations
✅ These are all signs that urban planning due diligence is crucial.
🧑⚖️ How Borderless Lawyers Helps
We provide:
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Urban classification reports
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Title and cadastre comparison
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Planning certificate requests
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Coordination with architects (if needed)
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Clear, risk-based legal opinions in English
Included in our full legal due diligence service.
💬 Final Word
Buying real estate in Valencia means understanding not just the property — but the land it sits on. Without checking urban planning laws, you could end up with serious legal problems.
At Borderless Lawyers, we ensure your home or land is fully legal, buildable, and safe to own.
📞 Contact us today before you sign any contract — we’ll verify the land and protect your investment.