Beware when buying a rural building plot in Mallorca

Rural building Plots in Mallorca
Rural building plots for sale in Mallorca

The Mallorca local government, Consell, are currently reviewing the “Pla Territorial” (guidelines for building in Mallorca) and although they maintain that they will not be changing the rules governing the minimum plot size needed for a licence to build in rural areas, they may change the rules on how much can be built.

Currently the minimum plot size (depends on the area) is circa 15,000m2, on which perhaps around 300m2 of building can be constructed. While the minimum plot size seems likely to stay the same, there is a reasonable chance that the maximum build area will change (for example rather than being able to build 300m2 it could change to say 200m2)

While only time will tell what changes are actually made. this is an important issue if you already own a site, but don’t yet have a current licence, or are considering buying a plot.

As always buyer beware – eyes open and proper due diligence!

If you are looking to invest in Mallorca and would like the guidance and advice of a team of property professionals do not hesitate to contact us

Property Prices and Pricing in Mallorca 2019

Mallorca Property Market and Prices 2019

Regular readers of this Blog will know I have always maintained a prudent sense of “skepticism” regarding quoted property prices here in Mallorca. While not all prices are inflated it is true that owners have a tendency to add a generous slice of “hope value” to the price they put on their properties (or on occasions seem a little deluded in respect of the value their “prize asset”!!)

So it was of little surprise to to see this quoted in the Mallorca Daily Bulletin a few weeks back:

“Antoni Gayá, the president of the Association of Real Estate Services, says that property prices in the Balearics are over-inflated. One of the “great problems” with the islands’ property market is that prices demanded have “little to do with the market price” and are typically between 20 and 30 per cent higher than their real value. He stresses that this is not an issue confined to Palma but one that exists on all the islands and that excessive prices apply both to properties for sale and for rent.

With properties for sale, Gayà notes, these can often go unsold for several months because the price is too high. Owners don’t want to lower the price, but in some instances do end up dropping it. Official figures suggest that the eventual sale price is often lower than the original advertised price”.

So if you are a buyer what should you think and do? Excuse the cliche but let’s start with “buyer beware”!! That is always a good starting point. Then comes “buyer become informed”, and what I mean by that is we can’t just rely on headline catching figures quoted in the local rag!! I am sure there are some properties where the quoted asking price is 20-30% over the odds (I suspect there will be a few others even more over priced!) but equally there will be properties where there will be a much more usual “margin” to negotiate of 5 or 10% which we are all accustomed to! And to be fair there will always be a few properties that are “priced to sell” and where what is being quoted is a fair reflection of the underlying value of the asset.

What I worry about with these headlines is that buyers could think they must try to negotiate at least 20-30% off any property price to ensure they are not being “done” (so to speak!!!). If one adopted this tactic I suspect I can almost guarantee the buyer will never buy, or if they eventually do, it will be at a lower discount and they will spend the rest of their days wondering if they have overpaid, rather than enjoying their wonderful home in Mallorca!!!

So what should one do? Take each property in isolation, don’t use headline figures, and analyse the quoting price, or any value you know a deal can be struck at – ie get informed and / or be represented by someone who is informed and honest and can help you identify the underlying value(s) of the individual properties before you start negotiating!! Cue Novi Property Mallorca!!!

Plot For Sale in Es Capdella, Mallorca

If you are looking for a country home, yet don’t want to be isolated and want good access to amenities, then this plot, with full planning permission and ready to go on the edge of Es Capdella village, is for you.

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With this as your back garden and the village with its quaint cafes and restaurants, yet all a stone’s throw from the amenities and “buzz” of Palma and Puerto Portals etc this is a perfect home or second residence!

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Enquire for more details

Property for sale in Es Capdella in SW Malllorca


capdella galatzo

If you are looking for a slower pace of life yet easy access to all the amenities that South West Mallorca and Palma City have to offer then the villages on Es Capdella and Calvia should definitely be on your list of options! It is an area of really beautiful countryside, all year around, with a scattering of charming traditional fincas (country homes) and village houses.

es capdella housesCapdella is located some 6 km from the larger town of Calvia and is nestled in the foothills of the Tramontana mountains, and the peak of Es Galatzo, the second highest in Mallorca. The fincas and villas in Capdella enjoy this lovely local countryside, and the dramatic backdrop of the mountains, yet access to the coast and the “activity” of Santa Ponsa, Bendinat, Peguera, Portals Nous and Puerto Portals are all within 10-15 minutes easy drive.

There are weekly markets, regular fiestas, all year-round local restaurants where you can enjoy different Mallorquin specialities all of which make the area popular for both Mallorca residents as well as for owners of a second homes that are looking for that regular “escape”!

es capdella villasYet although this is about rural living, the connections to Palma de Mallorca and its airport are excellent (you can reach it in approximately 20 minutes drive). For those that like golf, the excellent courses of Santa Ponsa I, II and III, of Poniente as well as the Royal Golf Club of Bendinat are also situated close by. Similarly the luxurious yacht harbours Puerto Portals and the new jetset harbour Port Adriano are easily accessible.

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At Novi Property Mallorca we offer a wide range of the best houses for sale in Capdella village and the surrounding countryside many of which we do not have listed on our web site so please contact us with your requirements.

At present we have this very interesting development opportunity – plots for sale in Es Capdella as well as two large villas in the village; a village house with good sized patio / garden and a fantastic country house! Contact me at with your requirements!

If you are looking for the more traditional country home and village life yet want easy access to major “urban facilities” then Capdella and nearby Calvia and Sa Font could be exactly what you are looking for!


Building Plot & Houses for Sale in Es Capdella, Mallorca

Es Capdella Mallorca property for sale
Es Capdella houses for sale

This seems to be a really interesting a rare opportunity to purchase a very good sized 3,000m2 plot to build a lovely house on the outskirts of Es Capdella village. Not only is it very rare to find building plots, this one ticks most if not all the boxes – great views; good access and location so one can walk easily into the village; spacious plot surrounded by beautiful countryside; and with a building licence (important for speed and certainty of delivery)

The agency details read as follows:

Unique opportunity to purchase a plot on the edge of the very sought after village of Es Capdella enjoying a rural setting yet just a short stroll into the village with its delightful cafes and restaurants.

The plot comes with a completed licence so the project can be started quickly with the new owner simply having to confirm details of fixtures and fittings! Of course should you wish to make adjustments to the design that can still be done!

The house will enjoy a truly privileged position enjoying far reaching uninterrupted views over the village and surrounding countryside with a very sunny SW orientation. The design allows for either 3 or 4 good sized bedrooms and combines a traditional exterior that will blend perfectly with the local environment and village scene while internally it has a modern open planned design yet the warmth of natural materials.

With the paucity of supply of good quality houses for sale in Es Capdella this is a really interesting investment opportunity!

For more information contact me on or see “plot to build a house for sale in Es Capdella

We also have access to other properties in the village so please let us know your requirements.

Plot with Licence for sale in Es Capdella for 3/4 bedroom house & pool

Es CapdellaAn almost unique opportunity to acquire a plot with licence to build a circa 300m2 house plos pool with 3,000m2 of land. The plot enjoys an enviable situation on the edge of Es Capdella with views over the countryside and village. The location enjoys the benefits of a rural location and a very good sized plot yet is on the edge of the village and all is accessible on foot.

For more information please contact David Novi at or mobile / WhatsApp 661 560 284


Country House for Sale in Soller


Beautiful traditional stone built house for sale in the countryside between the charming towns and villages of Soller, Fornalutx and Biniaraix (20 mins walk to the first and 10 minutes to the other two).

20160217_155205Enjoying an enviable location, with stunning mountain views, the house sits in a lovely well kept garden with terrace and porch areas, to enjoy all year around, as well as a small pool and area of decking for the summer months.

The accommodation is split between the main house which is distributed on 3 floors and a small guest house. In the main house we find the kitchen-dining room with small sitting area. On the first floor there is the first bedroom with bathroom and a second sitting area / study and finally we have the main bedroom, with en-suite bathroom and the third floor with another living area.

Across a small patio area from the main house one finds the guest house which currently comprises a bedroom with en-suite bathroom. There is a second room which could either be a fourth bedroom or a small sitting room for the guest house.

20170507_161602Perfect all year around house for a couple or small family or as second summer home with bags of charm!!!

For more information click here – country houses and small fincas for sale in Soller

New Build Nova Santa Ponsa Golf Houses for Sale! Last units!!!!


We are pleased to announce a special offer on the last few units of this new development of spacious town houses over looking the Santa Ponsa Golf Course.

SPECIAL OFFER: Prices from 549,000€ with furniture included in the price for selected properties, until 30th June 2018 or end of stock. (contact us for more information regarding this offer and latest availability)

Agency details are as follows:


This new development is located next to the Santa Ponsa III Golf Club. This new Mediterranean style village has spacious 3 bedroom properties with private terraces and gardens and private parking spaces.

In the communal area there is a swimming pool for the exclusive use of owners, surrounded by a solarium area with views over the golf course and a large communal garden. There are also changing rooms, showers and toilets.

17-B8_Marina-Golf_kitchenIn order to ensure the maximum amount of light the properties are southwest facing and also have several terraces so the sun can be enjoyed for most of the day. All the properties also have large gardens where you can enjoy sunny Mallorcan days and warm Mediterranean evenings.

Santa Ponsa is in a great location, surrounded by some of the top golf clubs on the island including Golf Santa Ponsa I, II and III, which are right next to our development, Golf de Andratx, Golf de Poniente and Bendinat Golf. It is also near the coast, in an area dotted with beautiful coves and beaches and some of the island’s most exclusive marinas such as Puerto Adriano, which is only a few minutes’ walk from Marina Golf, Puerto Portals and Puerto de Andratx.

The exclusive Puerto Adriano marina, designed by Philippe Starck, is just 1.5 km away, and has a wide variety of elegant bars and restaurants and some of the most exclusive designer stores.

The properties are all built to the very highest standards with designer materials and brands included in the finishes.

They have air conditioning, under floor heating in the bathrooms, double-glazing, a security door, TV aerial and satellite dish.

Prices from 549,000€!

For more photos see New Build Golf Villas for Sale in Nova Santa Ponsa

New Sea View Apartments for Sale in Mallorca


Stunning sea view apartments for sale adjacent to one of Mallorca’s most beautiful beaches, Cala Mesquida near Capdeperra. I real must for anyone looking for a holiday home with sea views in Mallorca for a very affordable price!

Agency details / description are as follows:


A5_Royal_Blue_Cala-Mesquida_terrace-1This modern, Mediterranean style residential complex, is located adjacent to one of the most beautiful beaches in Mallorca, Cala Mesquida and has direct access to that beach at just under 200 metres.

The complex comprises spacious 3-bedroom homes in just one building where you can enjoy the fabulous sea views and the spectacular blend of blue and turquoise tones present in the crystalline waters.

A1_Royal_Blue_Cala-Mesquida_pool-1This exclusive development has a communal pool and gardens for owners to enjoy.

Each home includes an outdoor parking space within the complex.

This is an exclusive complex with just 17 homes, all with large terraces, 3 bedrooms and 2 bathrooms. The ground floor homes also have a private garden and the penthouses provide solarium terraces with magnificent views across the bay. All the homes have a spacious living-dining room, open plan kitchen with a breakfast bar, 2 bathrooms (1 en-suite) and a utility room.

The properties have fitted kitchens equipped with oven, vitroceramic hob and extractor hood, bathrooms with exquisite ceramics and top-quality fixtures and fittings.

Soundproofing and thermal insulation guarantee that you can relax and enjoy your new home.

Prices from 315,000€

For more pictures see – Cala Mesquida Mallorca new sea view apartments for sale

These properties in Sa Rapita may also be of interest – New build Mallorca apartments for sale in Sa Rapita


New Build Houses for Sale in Sa Rapita, South Mallorca

A6_Las-Villas-de-Dalt-de-Sa-Rapita_CHALET-Tipo-02-02-minGood value new build houses for sale in Sa Rapita, southern Mallorca, close to one of the best beaches in the Mediterranean, the famous Es Trenc.

Built to a good standard by a reputable builder these properties offer light and spacious accommodation in a beautiful spot in South Mallorca, Sa Rapita, with it’s Marina, beach and lovely fish restaurants.

C1_Sa-Rapita_Es-Trenc_beachThe agency details read as follows:

VILLAS FOR SALE Sa Rápita, MAJORCA (SOUTH COAST), SPAIN a stones throw from the emblematic Es Trenc virgin beach.

Las Villas de Dalt de Sa Rápita, in contemporary, minimalist style, have been carefully designed to offer spacious, bright rooms, maximising space and comfort.

The homes have 3 double bedrooms and 3 bathrooms, fitted kitchen and laundry room, living and dining room with pre-installation of a fireplace, large terraces and garden. The plot also includes a private parking space and a storeroom.

B3_Las-Villas-de-Dalt-de-Sa-Rapita_Salon-minPERSONALISE YOUR NEW HOME

Also available are a selection of optional extras that you can choose from depending upon the stage the build is at: pool, heated flooring, air conditioning, garage, fireplace, etc.

The houses have a design based on maximising space, creating a spacious living room opening out onto the terrace and integrating the kitchen into the living room, achieving maximum luminosity and the sensation of spaciousness.

All built according to the new European standards for construction that provide maximum soundproofing and insulation.

Property typologies: Villa
Includes: Exterior Parking, Storeroom, Private garden, Utility room
Others: Close to the beach, Terrace, Public transport, Close to amenities
Energy certificate: Download file
Energy qualification: C

For more information on availability please contact me.

For more images see Sa Rapita new build houses for sale in Mallorca