For a developer, the biggest risk is not in the construction but in the land. Buying a plot without knowing exactly what and how much can be built can turn a good opportunity into a problem. Before signing, a feasibility and buildable-area study is worth having. This is what an architect looks at.
What the planning framework says about your plot
The planning framework (the PGOU and by-laws) defines the permitted use, the buildable area (how many square metres can be built), the site coverage, heights, setbacks and the parking spaces required. Two plots of the same size can allow very different programmes. That is the first piece of data that changes the price you are prepared to pay.
From square metres to units
Buildable area on paper is one thing; the saleable units and their quality, another. A preliminary study translates the planning parameters into a capacity study: how many homes or keys fit, with what floor areas, what mix and what communal areas. That is where the real return on the operation becomes visible before committing capital.
The hidden costs of land
Topography and slope, geotechnics, easements, encumbrances, land transfers or outstanding urbanisation works can make a development much more expensive. Detecting them before buying avoids surprises: sometimes “cheap” land turns out to be expensive once you add what it costs to make it buildable.
How we do it at Klic Arquitectos
We prepare feasibility and buildable-area studies for developers on the Costa del Sol, with a particular focus on areas with potential such as Mijas, where there is both land and demand. We give you a clear reading of what can be built and with what numbers, so that you can decide on the purchase with sound judgement.
Frequently asked questions
How do I know how much I can build on a plot?
It is determined by the planning framework (buildable area, site coverage, heights, uses). An architect interprets it and translates it into a capacity study with the real units that fit.
Is a feasibility study worth it before buying land?
Yes. It is the investment that stops you buying land that does not perform. It translates planning parameters into saleable units and detects hidden costs before you sign.
What hidden costs can land have?
Slope and earthworks, geotechnics, easements, land transfers or outstanding urbanisation works. They should be assessed before purchase to know the real cost of making the land buildable.
Are you considering buying land?
At Klic Arquitectos we analyse feasibility and buildable area for developers on the Costa del Sol. Tell us about it in a first, no-obligation call.
