A house for sale in Ibiza. Can you just renovate?

Can you just start renovation works after buying a house in Ibiza? The short answer is no. Any renovation that changes the structure, volume or appearance of a property requires a specific permit (Licencia de Obra). Especially in 'Rustico' (rural) areas, the rules of the Consell de Ibiza extremely strict to preserve the island's authenticity. Without correct permits, you risk not only heavy fines, but also a demolition order that does not expire.

In this article, you will read exactly what is and is not allowed, how land classification determines your options and why legal due diligence is crucial.

Read more about additional costs when buying a property in Ibiza.

1. The Impact of Destination: Urbano vs Rustico

The renovation possibilities in Ibiza for 100% depend on the urban planning classification of the land. In Spain, we distinguish between Suelo Urbano (residential/urban) and Suelo Rústico (rural/rustic).

• Suelo Urbano (Residential Area): If your property is in an urbanised area (with access to sewerage, lighting and roads), the rules are more lenient. For standard renovations or extensions, a permit from the local municipality is usually sufficient (Ayuntamiento). You can work with a local architect to realise your dream home within the usual building regulations.
• Suelo Rústico (Rural area): Here, things are more complex. The Consell de Ibiza aims to protect the island's nature and traditional character."In zones designated as ANEI (Área Natural de Especial Interés), building or expansion is usually strictly prohibited. Existing houses in ordinary rustic areas (Común) are subject to strict restrictions in terms of volume (maximum building volume) and aesthetics."

Expert Tip: Never assume that a plot is "building land" just because it has a ruin on it. The classification may have changed since the original construction.

2. The Urban Development Plan (PTI) and Aesthetic Requirements

The rules for building and renovation are laid down in the Plan Territorial Insular (PTI) of Ibiza. This plan not only dictates where may be built, but also how.

The PTI imposes specific aesthetic conditions on renovation projects in rustic areas:

• Style features: The property should comply with the typical architecture of Ibiza (white walls, use of natural stone, specific roof structures).
• Minimum plot size: In many rustic zones, a minimum plot of 15,000 m² to even 50,000 m² required to build or substantially renovate.
• Building volumes: There are strict limits on the number of cubic metres that can be built on to prevent "petrification" of the landscape.

3. Risks at Old Homes: 'Fuera de Ordenación'

When buying older fincas or ruins, it often happens that the current state of the property does not match the official records. This is called Construcción Fuera de Ordenación (outside spatial planning).

This means concretely:

• The property was once built or extended (partly) illegally.
• The building violation may be time-barred (no more fine possible), but the property is not legalised.
• Consequence for renovation: You are usually only allowed to carry out strict conservation (maintenance) works. Extensions or structural changes are strictly prohibited.

Warning: Since law change in Balearic Islands, new urban planning infringements on rustic land lapse no longer. Realising an illegal annex is a huge risk anno today that can lead to forced demolition even years after the date.

In case you are buying a building plot, the destination is of course also decisive. Read more about buying a building plot in Spain.

4. The Permit Procedure and Waiting Times

Which authority has jurisdiction over your licence depends on the nature of the works and the location.

1. Obra Menor (Minor works): For internal alterations without structural changes (floors, bathrooms), a notification or simple permit from the municipality is sufficient.
2. Obra Mayor (Major works): For structural renovations, extensions or swimming pools. In rustic areas, this should be along the Comisión Insular de Ordenación del Territorio (part of the Consell).

Realistic waiting times: Bear in mind bureaucratic slowness. Whereas a simple municipal permit takes several months, a file with the Consell for a house in a rustic area can add up to 18 to 24 months before approval is granted. So never start work without the final stamps on paper.

Read more about buying in Spain.

Frequently asked questions (FAQ)

Do I need a permit to build a swimming pool in Ibiza? Yes, building a swimming pool always requires planning permission (Licencia de Obra Mayor) required. In rustic areas, the rules are extra strict: the area of the swimming pool (often max 35m²) is calculated within the total allowed building volume of the plot.

Can I legalise an illegally built house in Ibiza? It depends on the date of the offence and the current zoning. Since the "Amnistia Urbanistica" expired, legalisation of serious violations on protected rustic land has been almost impossible. Houses that are 'out of order' are often allowed to remain, but not to be extended.

How long does it take to get planning permission in Ibiza? The lead time varies widely. For urban areas (Urbano) it is best to count on 3 to 6 months. For rustic area (Rustico), in which the Consell de Ibiza is involved, you should allow for a timeframe of 1-2 years due to the complex landscape plan review.

What is the difference between an 'Obra Mayor' and 'Obra Menor'? 'Obra Menor' concerns minor works such as painting, laying floors or replacing plumbing (no structural changes). 'Obra Mayor' concerns major works such as changing the façade, demolishing walls, renewing roofs, expanding or installing a swimming pool. Both require a permit or notification.

Decision

Renovating in Ibiza offers wonderful opportunities, but is not an obvious legal matter. The value of your investment is directly linked to the legality of the metres. Let the urban planning status before purchase check by a specialised lawyer to avoid buying a house you are not allowed to remodel.

Do you have questions about buying property in Spain? Confianz will fully guide you through your investment in the Balearic Islands, from contract check to permit check.

About the author: Glenn Janssens is a lawyer specialising in Spanish real estate transactions and tax regulations. Since 2017, he has been helping Belgian and Dutch individuals and entrepreneurs to safely purchase and structure real estate in Spain. He guides files from A to Z: from due diligence, ownership and tax control to estate planning and optimisation for residents and non-residents. Thanks to his years of experience, hundreds of handled files and focus on transparent communication, Glenn makes complex Spanish legislation understandable and practically applicable for every property buyer.