Before you buy a finca, a townhouse or an apartment on Mallorca, we look at the property as architects. We check the building fabric and permit status, for fincas also the rules for rustic land, and whether your plans are possible there at all. Before the notary appointment you also receive a first cost framework for the renovation. This is a technical and planning check and does not replace legal advice. Ownership, charges and the purchase contract are for your lawyer and the notary.
What buyers of a finca most often find out afterwards is that the building does not match its documents. Stables became bedrooms, a terrace was roofed over, an outbuilding appeared, and not all of it is recorded. That decides what you are allowed to renovate at all.
So bring a planner to the viewing before you are committed. We compare what is built with what is registered and licensed, and tell you clearly what the property allows, even if you do not like the answer. This conversation costs less before a purchase than after it.
Each of these points can be clarified before you buy. Found out afterwards, it usually costs more.
We look at the structure, roof and timbers, rising damp in walls without a damp-proof course, pipework and wiring. For fincas we add water, power and wastewater, which are often off-grid, and the access. Where a finding calls for it, we advise a more detailed investigation before you commit.
Does what is built match what is registered and licensed? Rustic land comes with tight limits, and a legal house on a plot below the minimum size cannot be extended. In Palma’s old town we read the building’s catalogue file.
Building permits and rustic landWe assess whether your plans can be carried out here and what they would cost. Most of our residential projects on Mallorca come to €1,200 to €2,500 per square metre, and in Palma a building permit adds 6.61 percent in tax and fee. Where your property sits in that range, we tell you after the viewing.
What a finca renovation costsMost findings are no reason to walk away. But they belong in your sums and your timeline before the notary appointment.
Many old fincas have them. Whether they can be legalised partly decides what you may renovate later. A house legalised this way may also not be let to tourists.
Rubble walls often sit on the ground without a damp-proof course. Signs of this are salt deposits in the plaster and timber giving way at floor level.
Both are often in worse condition than a viewing suggests. We look at what is accessible and tell you openly where uncertainty remains.
Well or cistern, solar power with storage, wastewater treated on the plot: this equipment costs real money and has to match the use you are planning.
In Palma every building needs a technical inspection at 50 years, then every ten years. The community’s report shows which works on shared parts are due and partly yours to pay. Ask for it before you buy.
In an apartment, the owners’ meeting decides on work to the structure and façade and on enclosing a terrace. What you want to change after buying should fit with that.
Then four short questions. We reply within one working day, with no obligation. We speak English, German and Spanish.
Across our two studios, most of our new work comes through recommendations from past clients. 5.0 stars on Google, 3 reviews for our Palma studio.
"After speaking with them, I knew I didn't need to look elsewhere. Thrilled with the result, highly recommend."
"They gave us excellent advice and ensured smooth implementation with their craftsmen."
"They quickly grasped my taste, found the perfect products, and arranged appointments."
"Tell us about your property, your timeline, what you are hoping for. We will come to you, listen, and present a concept and a realistic cost estimate, before you commit to anything."
We come to you · One project slot remaining for autumn 2026
