New Construction in Galicia: Real Estate Developments, Developers and Guarantees 2025

Developers and featured developments in Galicia

The new construction market in Galicia has experienced sustained growth in recent years, driven by foreign demand seeking quality of life, accessible prices and a privileged natural environment. The main development areas are concentrated along the A Coruña-Santiago de Compostela corridor, the Pontevedra coast and, increasingly, on the Costa da Morte, where municipalities like Cee, Corcubión and Muxía attract international buyers.

Developers operating in Galicia must comply with strict regulations that protect the buyer. The Building Regulation Act (LOE) establishes a framework of guarantees covering everything from structural defects for ten years to finishing defects for one year. Understanding these developments and their developers is essential for making an informed decision about your property investment.

Key fact: The average price of new construction in Galicia stands at 1,800 €/m², 35% below the Spanish average, making it one of the most affordable autonomous communities for buying new housing.

Legal guarantees for new-build housing

Spanish legislation protects the buyer of new housing through a tiered guarantee system that every developer must mandatorily provide. These guarantees are regulated by Law 38/1999 on Building Regulation (LOE) and are non-derogable, meaning the developer cannot waive them nor can the buyer be deprived of them.

• One-year guarantee: Covers finishing and decoration defects. The developer is directly liable from the date of key handover. Includes paint, flooring, carpentry, taps and built-in appliances
• Three-year guarantee: Covers defects affecting habitability: condensation dampness, plumbing, heating or electrical installation failures, acoustic and thermal insulation problems
• Ten-year guarantee: Covers defects affecting the building's structural stability and safety: foundations, load-bearing walls, floor slabs, structural roofing. This is the most important guarantee and requires a decennial insurance policy taken out by the developer

Additionally, advance payments during construction are protected by Law 57/1968, which requires the developer to guarantee them through a bank or insurance company. If the developer goes bankrupt or fails to deliver the property, the buyer recovers 100% of amounts paid plus legal interest.

Delivery timelines and development status

Delivery timelines in Galicia vary significantly depending on the type of development and the construction phase at which the property is purchased. Buying off-plan allows you to customise finishes and obtain better prices, but carries a higher risk of delays. In 2024-2025, the average construction time for a residential building in Galicia is 18-24 months.

Important: Always request the certified construction schedule from the project's lead architect. If the developer misses the delivery deadline, the buyer can claim late-payment interest or even cancel the contract with compensation.

Technical Building Code requirements

Every new-build home in Galicia must comply with the Technical Building Code (CTE), a set of standards establishing minimum quality, safety and habitability requirements. The CTE is updated periodically and the latest 2024 modifications strengthen energy efficiency and universal accessibility requirements.

Documents the developer must provide upon delivering the property include:

• First occupancy licence: Certifies the property complies with urban planning regulations and is habitable. Without it you cannot register on the padrón or activate utilities
• Habitability certificate: Issued by the Xunta de Galicia, confirming the property meets minimum health, surface area, lighting and ventilation standards
• Energy performance certificate: Shows the building's energy efficiency rating (from A, most efficient, to G, least efficient). New developments in Galicia typically achieve a B or C rating
• Decennial insurance: Insurance policy covering structural damage for ten years, issued by an insurer authorised by the DGSFP
• Building book: Instruction manual for the property including plans, installations, material guarantees and maintenance recommendations

Financing and grants for new construction

Buying new-build property in Galicia offers additional financing advantages. Spanish banks offer preferential terms for new housing because the operation carries less risk thanks to the decennial insurance and the property being free of encumbrances. The Xunta de Galicia also maintains grant lines for certain groups.

Note for foreigners: Non-residents can obtain financing of up to 60-70% of the valuation. Banks such as Abanca, Santander and CaixaBank have specialist international departments with English-speaking staff.

Costa da Morte as a new-build opportunity

The Costa da Morte represents one of the areas with the greatest appreciation potential in Galicia. Municipalities like Corcubión, declared a Historic-Artistic Site, Cee, which functions as the comarca's service centre, and Fisterra, the final destination of the Camino de Santiago, are experiencing controlled urban transformation that respects traditional architectural heritage.

New developments on the Costa da Morte are characterised by:

• Low construction density: buildings of 2-3 storeys maximum, respecting traditional Galician architecture
• Local materials: granite stone façades, slate roofing, aluminium carpentry with thermal break
• High energy efficiency: reinforced insulation against the Atlantic climate, aerothermal heat pumps, solar thermal panels
• Competitive prices: from 1,400 €/m² in quality developments, compared to 2,100 €/m² in A Coruña
• Proximity to services: Cee has a health centre, secondary school, supermarkets and interurban bus connections

Opportunity: The General Urban Development Plan of several Costa da Morte municipalities has reclassified land for protected and free-market housing, which will generate new developments over the next 3-5 years at very competitive initial prices.

Checklist before signing a new-build purchase

Before signing the purchase contract for a new-build property in Galicia, verify these essential points. This checklist will help you avoid unpleasant surprises and ensure your investment is legally and financially protected.

• Check that the developer has a valid building licence and the project has been approved by the Galician College of Architects
• Verify that advance payments are guaranteed by a banking entity or insurer in accordance with Law 57/1968
• Request a nota simple from the Land Registry to confirm the land is free of charges and encumbrances
• Review that the contract includes the payment schedule, delivery date with tolerance margin and delay penalty
• Confirm the decennial insurance is issued by an insurer registered with the General Directorate of Insurance
• Check that the habitability certificate and first occupancy licence will be provided at key handover
• Verify that finishes and specifications match the signed technical specifications document
• Ensure the public deed will include the horizontal property regime constitution with assigned participation quota

If you have doubts about any aspect of the process, consult a lawyer specialising in property law with experience in Galicia. Investing in new construction can be an excellent decision provided it is done with proper due diligence and appropriate professional advice.