Buying a plot seems simple, but the reality is different

Between 25% and 35% of plots advertised as “urban” in the Valencian Community and the Region of Murcia are not truly buildable. That’s the warning from architects and the COACV: rezoning changes, land without infrastructure, or unplanned urbanization stall projects every year.

Below are some key risks when purchasing a plot:

Building permits

In the Valencian Community and Murcia, the legal timeframe for a major building permit is usually 3–6 months, but in practice it often stretches to 9–12 months when the application is incomplete or the project contains errors.

Real example: according to the Alicante Architects’ Association, up to 40% of applications receive requests for corrections that halt the process for weeks or months.

Typical delay: mortgage approved but unable to begin construction, while costs mount (property tax, land maintenance, rent at your current residence).

Water and electricity connections
Many plots marketed as “urban” have no active connections or nearby network access points.

Connecting water and electricity can cost between €8,000 and €15,000, depending on distance to the grid and necessary works (Iberdrola, Hidraqua and local municipal technicians confirm these ranges).

Delay: it may take 3–6 months because you must apply for permits from utility companies and the municipality.

Geotechnical study
This is the soil analysis to determine resistance and type. It costs between €600 and €1,200, but skipping it can increase foundation costs by 10–20% if expansive clay, fills, or a high water table are later discovered.

Example: in a 150 m² house, that overcost can amount to an extra €15,000–€25,000 in concrete and special piles.

Municipal regulations (setbacks, heights, easements)

Each municipality sets minimum boundary distances, maximum building height and plot occupation.

If the project does not comply, the municipality demands modifications: plans must be redone and new fees paid.

Data: in Alicante and Murcia, 1 in 4 initial project submissions is returned for adjustments (an estimated figure from technical associations). This means lost months and additional architect fees.

All these points are real causes of delays and cost overruns we see every year. They’re avoidable if a prior urban, technical and economic review is performed before buying and before starting the project.

At MUNFORT we make building safe: from validating the plot to providing in‑house architects who adapt your project to the regulations.

Check our available plots: Munfort Plots