Building a villa on Mallorca is a 18–36-month commitment that involves Spanish planning law, COAIB licensing, geotechnical reports, ECU filings, contractor management and a hundred decisions you didn’t know you’d need to make. Our role is to absorb that complexity so you can focus on the part that matters to you: the house itself.
Our new-build villa service
Villas built in Sa Torre. Apartment buildings in Can Pastilla. Multiple new finca builds across the south of the island. We work as your sole architect of record from the day you hand us the Nota Simple of your plot to the day you receive the keys. That includes:
- Plot evaluation — buildability, view-corridor protection, water/electric access, geotechnical assumptions.
- Concept design + preliminary project — sketches, volumetric studies, programme alignment with your brief.
- Proyecto Básico — permit-grade documentation for Ayuntamiento submission.
- Proyecto de Ejecución — construction-ready drawings, structural design, mechanical/electrical/plumbing coordination, finish schedules.
- Construction supervision — tender, contractor selection, on-site direction (Dirección de Obra), weekly site reports, quality control.
- Hand-over — Final de Obra, Cédula de Habitabilidad, defect lists, keys.
What a villa actually involves on Mallorca
For modern single-family villas of the standard our clients ask for — 250–400 m² of habitable area, pool, basement, smart-home integration, premium finishes — construction is project-specific and transparently scoped, varying by:
- Site difficulty (groundwater, slope, access for construction equipment, distance to nearest infrastructure)
- Finish level (mid-premium vs. truly luxury; imported vs. local stone; standard vs. custom joinery)
- Mechanical strategy (heat pump vs. underfloor heating + cooling + KWL; standard vs. passive-house-grade envelope)
- Pool size and type (basic 8×4 m vs. infinity-edge with cover and integrated equipment hut)
To this you add architect fees (COAIB-compliant), structural engineer + geotechnical (€8–15k), ECU + Ayuntamiento permits (1–4% of construction cost), and the inevitable contingency line (~10%). We give a transparent breakdown of all of these in our first feasibility document.
The 18–36 month timeline — what drives it
Three things determine whether your villa is ready in 18 months or 36:
- Permit phase length. ECU fast-track + Comunicación Previa procedures, where they apply, can compress the permitting phase to 3–4 months. The full Ayuntamiento + Consell route can extend it to 10–14 months. Plot status (Rustic vs. Urbano vs. Núcleo Rural) is the biggest single driver here.
- Geotechnical surprises. Roughly one in four sites needs design adjustments after the geotechnical report comes in — usually around foundation depth, sometimes around drainage. A serious surprise adds 4–8 weeks. We sequence geotechnical work early to keep this off the critical path.
- Contractor reliability. The post-2022 contractor market on Mallorca is tight. We work with a small number of contractors whose pricing and timelines we can validate against our own past projects, rather than putting every job out to open tender. This costs us some negotiating room and gains us reliability — a trade we think is worth it for clients building one villa, not a portfolio.
Get in touch
If you have a plot and you’d like a no-obligation read on whether what you imagine is buildable — send us the Nota Simple, the Catastral reference, and 5–10 photos of the site. We respond within 5 working days with a written feasibility memo. There’s no charge for that first read.