Building on rural land in Valencia is a common question for those who dream of having a home surrounded by nature. However, non-developable land is regulated by strict legislation aimed at protecting the environment, the landscape, and agricultural uses. This does not mean that building is impossible, but it does require meeting specific requirements and obtaining the proper permits.
In this article, we explain what Valencian regulations say, what is considered rural land, which types of construction are allowed, and how to apply for the necessary authorisations.
What is rural or non-developable land?
Rural land (or non-developable land) is land designated in the municipal planning for agricultural, forestry, or natural uses, and is not intended for large-scale residential purposes.
In Valencia, this type of land is primarily regulated by the Ley de Ordenación del Territorio, Urbanismo y Paisaje (LOTUP – Territorial Planning, Urban Development and Landscape Act), along with each municipality’s own regulations.
Some areas have special protection — for example, protected non-developable land — which places even greater restrictions on what can be built.
Can you build a house on rural land in Valencia?
In most cases, it is not permitted to build single-family homes on rural land unless very specific conditions are met. Exceptions include:
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Housing linked to agricultural, livestock, or forestry operations, where it is justified that living on the property is necessary.
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Constructions of public or social interest (such as facilities, sports installations, etc.).
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Restoration of existing traditional buildings, provided local regulations allow it.
Each case must be reviewed with the local council and, in some situations, with the Conselleria de Política Territorial.
General requirements for building on non-developable land
If your project meets one of the exceptions, you will typically need to comply with:
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Minimum plot size – Depending on the municipality, the property may need to be several hectares to allow construction.
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Justification of use – You must prove that the building is essential for the agricultural, livestock, or forestry activity.
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Landscape integration – The design should blend with the surroundings, using materials and colours in keeping with the area.
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Minimum distances and site coverage – Regulations set limits on maximum height, site coverage, and distance from roads or boundaries.
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Environmental impact report – In some areas, a study is required to ensure the construction will not harm the environment.
Permits required to build on rural land in Valencia
The process usually involves several steps:
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Requesting a land-use compatibility report from the local council.
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Obtaining a major works licence with a technical project signed by an architect.
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Securing authorisation from the Conselleria if the land is protected or for special uses.
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Obtaining sectoral permits if the work affects rivers, roads, the coast, or forest areas.
It is essential to work with an architect or technical team experienced in non-developable land, as the process is more complex than on urban plots.
Common mistakes when trying to build on rural land
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Buying without checking the planning classification of the plot.
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Assuming that an illegal build can be legalised later.
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Overlooking the limitations on basic services (water, electricity, sewage).
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Failing to request a planning report before making any investment.
Tips for those wanting to live in a rural area
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Always check with the local council before buying.
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Request written planning information on the plot.
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Assess whether your project fits into the permitted exceptions.
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Consider renovating an existing property rather than building new.
Frequently asked questions about building on rural land in Valencia
Can I build a house on common rural land?
In some municipalities, yes, but you must meet minimum size, setback, and permit requirements.
What happens if I build without permission?
You may face fines, demolition orders, and serious legal issues.
Can I legalise a house already built on rural land?
It will depend on whether it meets current regulations and is not on protected land.
How long does the permit process take?
It can take anywhere from six months to over a year, depending on the complexity of the project.
Get informed before you invest
At La Quinta Fachada, we understand the dream of building in a natural setting, but the regulations are strict. Good advice from the outset can save you from problems, fines, and wasted investment.
If you are considering building on rural land in Valencia, our team can help assess feasibility and handle all the permits to ensure your project is both legal and respectful of the environment.