Where buyers get caught out
Buyers sometimes discover after completion that part of the garden, the terrace or the jetty lies in the public domain, or that the renovation they planned is not allowed inside the protection easement. The coastal boundary must be checked against the plans before signing.
The zones of the Coastal Law
| Zone | What it means |
|---|---|
| Maritime-terrestrial public domain | Beach, shore and cliffs up to the official boundary: public property |
| Transit easement | A strip along the coast kept free for public passage |
| Protection easement | Usually 100 metres inland in undeveloped areas, less in some urban areas; building limits |
| Influence zone | A wider area where planning must respect the coast |
What we check
- The official coastal boundary (deslinde) and its position on the plot.
- Whether the house or any part of the plot lies in the public domain or the easements.
- Whether existing buildings are legal and what works are permitted.
- Any concessions for jetties, boat ramps or structures on the shore.
- Natural area and landscape protection, which is extensive along the Ibiza coast.
Renovating a coastal home
Inside the protection easement, works on existing buildings are possible but limited, and usually need authorisation from the regional coastal authority as well as the municipal licence. Plans to enlarge, add a floor or build a new pool must be checked before you buy, not after. See planning lawyer in Ibiza.
Where it matters most in Ibiza
Coastal issues are common in the cliff-top villa areas of Es Cubells and Cala Vadella, around Cala Llonga and Portinatx, and in beachfront homes in Playa d'en Bossa and Talamanca. See also buying a villa or finca in Ibiza. Ibiza.law is part of Castell.law.
An illustrative example
Based on situations we commonly see; not a specific client. A buyer was interested in a cliff-top villa in Es Cubells and planned to add a second floor and a new pool. Our review of the coastal boundary plans showed that the house lay inside the protection easement. Maintenance and interior renovation were possible, but the extension and the new pool were not. The buyer decided to buy at a price that reflected those limits and with a clear renovation plan approved in advance by the architect.
Before you sign or pay, ask a lawyer
Send us the document, the listing or a short summary of the problem. A lawyer will tell you what matters, what it could cost you and what to do next.
Questions about coastal property in Ibiza
Can I own a house on the beach in Ibiza?
Not on the public domain itself. Houses next to it can be privately owned, but with easements and building limits.
Can I renovate a villa inside the protection easement?
Usually, within limits and with the right authorisations. Enlargements and new buildings are generally restricted.
How do I know where the coastal boundary is?
We check the official boundary plans and compare them with the plot, the registry and the Cadastre.
Does the Coastal Law affect the price?
It should. A property whose expansion or renovation is limited is worth less than one without those limits.