Building a villa for foreigners: legal and technical keys

There are many reasons to want to build a villa. All of them make sense. Everyone has their dreams, their stories and, of course, their budget. I say this as an architect who has spent more than a decade watching people from all over the world arrive on the Costa del Sol with a suitcase, a plot of land, and a dream firmly set in their minds.

I once met a client who had seven houses scattered around the world. He confessed that every time he got stressed, he bought a new plot of land. It wasn’t really a hobby — it was almost a form of real estate therapy. But you don’t have to be that eccentric to understand what it means to build something of your own. Sometimes, what we want is simply a refuge. A second home. Or a first one. A place in the sun where you can have breakfast slowly and sleep without an alarm clock.

And that’s why I’m here: to tell you how to make it happen.

This article is an honest guide, designed for you — someone who may be far away, but is already dreaming of Andalusian light pouring through large windows. We’ll talk about laws, regulations, projects, and permits. But also about emotions, mistakes we’ve made (so you don’t repeat them), and what it really means to build from the heart… even when you’re thousands of miles away.

Everything you’ll discover if you stay (and trust me, you’ll want to stay)

I’m not going to overwhelm you with unnecessary technical jargon. We’ll get straight to the point — but also to the heart of the matter. Along the way, you’ll understand:

What you truly need to build in Spain as a foreigner.
How to navigate Spanish bureaucracy without wanting to give up.
Why the architect isn’t just someone who draws plans, but your main ally.
The role the plot plays (it’s more important than it seems).
How to build without having to be in Spain every week.
Which technical systems and materials work best (and why).

I’ll also share real anecdotes — some slightly surreal, others genuinely beautiful. All of them true.

Are you curious to know what it’s like to work with a studio like ours?

The legal, the technical, and what’s essential (explained as if you were talking to a friend)

Can you build in Spain without being a resident?

Yes — and I’ll say it plainly. You can build a villa in Spain without being a resident. You don’t even need Spanish nationality or to live here permanently. That said, there are a few essential documents you’ll need:

NIE (Foreigner Identification Number). You can apply for it at a Spanish consulate or directly in Spain by appointment.
A Spanish bank account, because the bank will become your operational hub.
A legal representative or manager, who can be your lawyer or even your architect if they have power of attorney. Trust me, having someone who translates bureaucratic Spanish into human language is a blessing.

Advice from experience: if you have a trusted partner here, distance stops being a problem. We’ve worked with clients who didn’t set foot in Spain until the villa was finished.

Planning laws and that parallel universe called the “PGOU”

Every Spanish municipality has its own urban planning regulations. What you can do in Estepona may be forbidden in Mijas — or vice versa. That’s why, before falling head over heels for a plot of land, you should make sure of the following:

That it is buildable (this isn’t always as obvious as it seems).
That it has basic services: electricity, water, road access.
That the land use allows what you dream of building (an infinity pool, an extra floor, etc.).

The permits you’ll need

New-build license: the holy grail of construction. Without it, nothing starts. It’s requested at the Town Hall.
Geotechnical study of the land: mandatory — and extremely useful to avoid unpleasant surprises.
Technical project signed off by a registered architect: this is where the main character of your story steps in (yes, the architect).
Environmental declarations, if the plot is in a protected area.
Final works certificate and first occupancy license: the happy ending.

Is it complicated? A bit — I won’t lie. But with a well-oiled team, everything flows.

Building your villa from abroad: how those who succeed do it

The plot: much more than a pretty view

I’ve seen clients buy plots just because you can see the sea from the top-left corner if you stand on a rock. Don’t do that. The plot is the foundation of everything.

What you need to check (with professional help, of course):

Updated land registry records.
Connections for electricity, water, and sewage.
Orientation (in the south, the sun is everything).
Slope: the Costa del Sol is full of sloping plots. They can be worked with, yes — but they have their tricks.

Villa design: where the magic begins

This is my favorite part. This is where you start to see your future life in 3D:

Sketches, renders, simulations… design is no longer imagined — it’s experienced.

We analyze the plot, the climate, the wind, the views.

We design to fit you. Literally.

And yes, you can experience all of this from your sofa in Canada or a terrace in Malmöe. Online meetings, videos, digital proposals… today the world is flat, and architecture travels via Zoom.

Paperwork, project, and license

Once the villa design is defined (and approved by you):

The basic and execution projects are drafted.
They are officially endorsed (a legal but important step).
We apply for the building license. This can take between 2 and 6 months, depending on the municipality. Patience — here, time is relative.

Meanwhile, we continue refining details with you: materials, finishes, layouts. So that when the Town Hall finally says “yes,” we can start without losing a minute.

Construction: dust, bricks, and progress

Do you remember my driver? It was my father. He used to take me to building sites before I even had a license. Today I drive myself (although I miss those rides with him). In any case, construction is the moment when everything moves from the screen to the ground.

Here you’ll need:

Professional site management (yes, that’s also our job).
A project manager to coordinate trades and timelines.
Weekly reports, videos, virtual visits — whatever you need to sleep peacefully.

And when everything is finished… that moment arrives when you cross the front door for the first time. There are no words for it. Just goosebumps.

Tips, secrets, and things no one tells you (but you should know)

Bioclimatic architecture: comfort without skyrocketing bills

In southern Spain, the sun can be your best friend… or a natural oven. That’s why we design with these factors in mind:

Orientation: letting the sun in during winter and keeping it out in summer.
Insulation: it’s not all rock wool — there are new, natural, and highly effective systems.
Clean energy: aerothermal systems, solar panels, cross ventilation.

This isn’t just “green.” It’s smart.

Emotional design: because a villa is more than just a house

A villa isn’t a container. It’s an experience. That’s why we think about:

Transitional spaces: patios, pergolas, shade.
Views from every room.
Natural light that changes throughout the day.

Technology for building from a distance

Today, you can build from the other side of the planet thanks to:

BIM modeling (we show you your house before it exists).
Construction monitoring apps.
Digital document management.

And of course, constant communication. Some clients tell us they feel like they’re here — even when they’re in New York.

Questions everyone asks (and clear answers)

Do I have to live in Spain to build?

No. With an NIE, a bank account, and someone you trust here, you can do it without moving.

Build or buy an existing property?

It depends on you. Buying is faster, but it has less soul. Building takes longer, but the result is 100% yours.

How long does it take?

From buying the plot to moving in: between 14 and 20 months. It may vary depending on location and permits.

Can I delegate everything?

Yes. In fact, many clients only come for the key handover. With a serious team, you can trust the process.