Zoning plan check, the PGOU (Plan General de Ordenación Urbana) in Medvilla Spanje

Zoning plan check, the PGOU (Plan General de Ordenación Urbana)

15.08.2025

We want to use this blog article to explain exactly how you can check, in just a few steps, whether a property in Spain complies with local zoning regulations, including where to find a municipality’s PGOU and what the red flags are. This can save you a lot of trouble.

In Spain, this is not called a bestemmingsplan but usually PGOU (Plan General de Ordenación Urbana), and sometimes Normas Subsidiarias or Plan Parcial, depending on the municipality and region.

Step 1 – Check the Property Registry

Request a Nota Simple from the Registro de la Propiedad (available online via registradores.org).

You will see:

  • Who the owner is.
  • Description of the plot (size, land type).
  • Any mortgages, liens, or other encumbrances.

Red flag: If the size or land use description in the Nota Simple differs from what you see in reality, it may indicate illegal construction.

Step 2 – Check the Cadastre

Go to Sede Electrónica del Catastro.

Search by address, cadastral reference number, or map.

Compare the cadastral data with the Nota Simple:

  • Same plot boundaries?
  • Same buildings?

Red flag: Buildings not shown on the cadastral map may have been built without a permit.

Step 3 – Review the Zoning Plan (PGOU)

Each municipality publishes it on its website or on the geoportal of the autonomous community. Search in Google:

PGOU [municipality name] site:.gob.es

Check for:

  • Clasificación del suelo (urban, expansion area, rural, protected area).
  • Usos permitidos (permitted uses: residential, agricultural, tourist).
  • Edificabilidad máxima (maximum building height, building coverage).

Red flag:

  • Property on suelo rústico no urbanizable without special permission.
  • Building with more floors than allowed.
  • Use that doesn’t match the plan (e.g., holiday rentals in an area where it is prohibited).

Step 4 – Check the Building Permit

Ask at the Ayuntamiento (town hall) for:

  • Licencia de obra (building permit)
  • Licencia de primera ocupación (habitation certificate)

This confirms the house was legally built according to regulations.

Red flag: No habitation certificate → the house may be considered “illegal” or “alegal.”

Step 5 – Ask about Legalizations or Amnesties

In some regions (e.g., Andalusia, Valencia), there have been periods when illegal homes could be legalized (regularización).

Check whether the property participated in this and whether official documents are available.

Extra tip: Ask a Spanish real estate lawyer to request an informe urbanístico. This is an official municipal document that states:

  • The zoning classification.
  • Whether there are violations or enforcement actions in progress.
  • Whether expansion or renovation is possible.

Disclaimer
The information in this blog is provided solely for general informational purposes. While we strive to keep the information up-to-date and accurate, we make no representations or warranties of any kind, express or implied, about the completeness, accuracy, or reliability of this information for any purpose. Any reliance you place on such information is therefore strictly at your own risk. We are not experts in tax or legal matters. You must verify all information yourself for completeness and correctness. We therefore strongly recommend consulting a registered lawyer to assist you. Upon request, we can refer you to a Dutch-speaking lawyer who lives and works in Spain.

Registered real estate agent with API - APISPA number 00592. MedVilla Spain (VAT ESY0388929J) operates under the ethical code of the API, the Professional Institute of Real Estate Agents in Alicante (Spain). Slabbinck Rudi is also duly registered in the mandatory Registry of Real Estate Agents in the Comunidad Valenciana under number RAICV1216 and is a BIV agent with registration no. 514.439.