Planning Permission in Spain: How to Get a Building Licence for Your New Home

Start your villa project with confidence. Book a free appointment with John Wolfendale, founder of Eco Vida Homes, and he’ll show you recent real examples of how international clients successfully obtained their building licence in Spain. Together, you’ll evaluate the feasibility of your idea before you commit.
[CLICK HERE to book a call on John Wolfendale’s personal diary]

You can also sign up for our newsletter and receive a free spreadsheet, step-by-step guidelines, and a private video based on a real example of planning permission in Spain.

Why Planning Permission in Spain Matters for Foreign Buyers

For anyone dreaming of building a villa, understanding how to get planning permission in Spain (known locally as a building licence or licencia de obra mayor) is essential.

At Eco Vida Homes, we specialize in helping international clients navigate Spain’s complex system of permits, ensuring your project runs smoothly from start to finish.

This guide focuses on new builds (obra mayor). For renovations or interior works (obra menor), get in touch with us directly for tailored advice.

An Overview of Building Licences in Spain

Local Town Halls Govern the Process

Every municipality (ayuntamiento) in Spain has its own rules for planning permission. Some are fast and digital, while others are slow and paper-based. Political leadership also changes every four years, affecting timelines and priorities. That’s why it pays to work with experts who understand the system and can guide you through the fluctuations.

Spanish Building Regulations You Need to Know

For land designated as “urban,” rules are generally clear and public. Regulations usually specify:

• Maximum build size (as a % of the plot)

• Footprint, height, and distance from boundaries

• Aesthetic requirements (such as roof tiles or façade styles in certain communities)

• Infrastructure limitations (e.g., no new permits until sewerage upgrades are complete)

If your plot meets the conditions, you should obtain a building licence in Spain. Importantly, you don’t need to worry about “rights to light” or neighbors’ views—the urban planning regulations already cover these.

The role of the planning officer in granting your building licence in Spain

Planning officers in Spain are often architects themselves. They interpret regulations and decide whether your building permit in Spain is compliant.

A skilled Spanish architect will:

• Meet the planning officer in person

• Present drawings and confirm compliance

• Clarify ambiguous issues (such as building height on sloping land)

In practice, you need a Spanish architect to handle your application. Personal relationships and local knowledge can save months of delays.

The Planning Permission Process in Spain

After submission, your application passes through multiple departments:

• Infrastructure: water (Acosol), electricity (Endesa), and other utilities

• Juridical services: legal review

• Final approval: mayor or council secretary

The process is also guided by the PGOU (Plan General de Ordenación Urbanística)—a master plan that defines land use, protected zones, and building rules. Without PGOU compliance, no licence will be issued.

Building Licences in Marbella: The PGOU Example

Marbella is a special case. Its 2010 PGOU was annulled by Spain’s Supreme Court due to past corruption issues, so the 1986 PGOU remains in force.

This means:

• If your land was classified as “urban” in 1986, you can obtain a Marbella building licence.

• If not, you’ll need to wait for a new PGOU—an unpredictable, political process that may take years.

Building Licence Costs in Spain

Each town hall charges taxes when issuing a building licence. These vary but usually amount to around 5% of the construction cost. The fee may include multiple components, split across different municipal departments.

How Long Does It Take to Get Planning Permission in Spain?

Timelines vary by location:

• Fastest: Benahavís – around 2 months

• Slowest: Marbella – often 6 months or more

On average, expect 3–6 months to receive your building licence in Spain.

At Eco Vida Homes, we make use of this waiting period by preparing the execution project (detailed specifications and bill of quantities). This ensures no time is wasted and your project is ready to move forward as soon as the licence is approved.

Why Work with Eco Vida Homes?

At Eco Vida Homes, we provide:

• Experienced architects and technical architects familiar with local regulations

• Transparent project management for international clients

• Beautiful, energy-efficient villas designed for Mediterranean living

We focus on reliability, empathy, and a duty of care—values that make us the trusted choice for foreigners building villas in Spain.

Take the Next Step

Getting planning permission in Spain can be complex, but with the right guidance it becomes manageable.

Book a consultation with John Wolfendale today and gain clarity on whether your land can be developed. You’ll see real-life examples and get an expert’s perspective on your project.

Sign up for our newsletter to receive a free spreadsheet, detailed guidelines, and a private video showing how planning permission works in Spain—based on a real project.

Author Bio

John Wolfendale is the founder of Eco Vida Homes, a Chartered Surveyor, and an expert in villa construction in Spain. With over 25 years of experience helping international clients, John and his team bring clarity, transparency, and modern design to the Spanish property market.