So, you're dreaming of buying a plot of land or a rustic home in Spain?
Before you let the sunshine and cheap prices sweep you off your feet — let’s slow down and make sure you know exactly what to look for.
We've walked the rocky paths (literally and legally), and we’re here to help you avoid the mistakes we made, and spot the red flags before you sign anything.
Here are the 5 essential things you should check before buying land or a finca in Spain:
✅ 1. Is the Land Properly Registered?
This is the number one deal-breaker and the first thing you should ask.
There are two key documents:
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Escritura – the title deed (who owns it)
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Nota Simple – a summary from the land registry (Registro de la Propiedad)
Make sure:
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The owner matches the documents
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There are no debts, embargoes, or inheritance issues
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The land is fully registered, not just in the Catastro (tax system)
💡 Tip: Ask a lawyer or local “gestor” to get the Nota Simple for under €20.
🏗️ 2. What Can You Legally Build or Do There?
Don’t assume you can build a house just because there’s space.
In Spain, land is usually classified as:
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Urbano (urban) – you can build normally
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Rústico (rural) – limited building rights
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Protegido (protected) – building usually forbidden
Even on rural land, small agricultural buildings, mobile homes, and camper stops might be allowed — but full houses? Not always.
Always ask:
“¿Qué tipo de suelo es? ¿Qué se puede hacer legalmente en esta parcela?”
Or bring a translator and ask the Ayuntamiento (town hall) directly.
🚿 3. What About Water and Access?
No water = big problem.
No legal access = even bigger problem.
Check for:
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Water connection or a working well
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Legal vehicle access (right of way)
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Electricity or solar potential
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Phone/data signal (if you plan to live or rent)
💡 Some remote plots are cheap because they lack access or water. Don’t find out the hard way.
🧱 4. Are There Existing Structures (and Are They Legal)?
You might see a cute stone ruin or cabin on the land — great! But is it legal?
Spain has a lot of unregistered buildings, and while that doesn’t mean they’re useless, it does affect:
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Whether you can renovate or expand
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Whether you can insure it
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Whether you can sell it easily later
Check:
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Is the building in the escritura?
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Is it in the Catastro map?
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Does it have a Cédula de habitabilidad (habitation license)?
🧭 5. What's the Surrounding Area Like?
This one is often overlooked. A finca might look perfect… until:
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A pig farm opens next door
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Hunters roam the hills every weekend
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The river floods every winter
Ask the neighbors. Visit at different times of day, even at night. Use Google Maps and local Facebook groups to get the inside scoop.
Also ask:
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Is the area growing or emptying?
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Is there access to markets, schools, services?
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Are there foreigners and locals living in harmony?
🚨 Final Tip: Don’t Rush
Land in Spain isn't going anywhere.
The best deals come to those who do their homework, build connections, and aren’t afraid to ask lots of questions.
At FincaStay, we’re building a network of real, registered, and beautiful rural properties — places you can live, rent, or host travelers without surprises.
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