Planning Permission in Galicia: Complete Guide for Property Owners 2025
Introduction to planning in Galicia
Planning rules in Galicia are governed by the Law 2/2016 on Land in Galicia and by each municipality's general urban development plan (PGOU). If you have bought a property on the Costa da Morte, in Cee, Corcubión, Fisterra or any other Galician municipality, you must know what the planning framework allows before undertaking any works. Penalties for unlicensed works can reach 600 % of the construction's value and, in extreme cases, a demolition order.
Types of municipal licence
| Licence type | What it covers | Estimated timeline | Approximate cost |
|---|---|---|---|
| Major works | New build, extension, demolition, full renovation | 2-6 months | 2-6 % of construction budget |
| Minor works | Interior renovation, roof replacement, tiling, exterior painting | 1-4 weeks | 1-3 % of budget |
| First occupation | Certifies the property is habitable after new build or renovation | 1-3 months | 100-500 € (municipal fees) |
| Prior notification | Minor works not affecting structure or facade | Declared (no wait) | Free or minimal fees |
All applications require a project drafted by a registered architect member of the COAG (Galician Architects' Institute).
The PGOU: the plan that regulates your property
The PGOU (Plan General de Ordenación Urbana) defines what can be built on each plot: maximum height, buildability, permitted uses, setbacks and landscape protection.
How to check your municipality's PGOU:
- Visit the town hall website: Most publish the current PGOU as a PDF or online map viewer.
- Planning Office: Visit in person with your cadastral reference.
- Xunta's electronic portal: Access planning instruments for all municipalities.
- Planning certificate: Request a certificate detailing your plot's specific conditions. Cost: 30-100 €.
Key aspects to verify:
- Land classification: Urban, developable or non-developable (rustic).
- Permitted uses: Residential, commercial, industrial, mixed.
- Building parameters: Maximum height, buildable depth, maximum plot coverage.
- Protections: Landscape, historical or natural value protections.
Illegal buildings: situation and regularisation
Galicia has a significant number of irregular constructions, especially in rural and coastal areas.
Consequences:
- Cannot be registered at the Land Registry
- Fines from 600 € up to 600 % of the construction's value
- Demolition orders in the most serious cases
- Utilities may refuse connection without first-occupation licence
- Difficult to sell or inherit
Regularisation process:
- Hire an architect for a legalisation project.
- Obtain favourable technical reports from the municipality.
- Pay the legalisation fee.
- In some cases, pay a reduced coercive fine.
- Register the legalised construction at the Land Registry.
Total cost: 3,000-15,000 € depending on complexity.
Coastal Law: restrictions near the sea
If your property is on the Galician coast, the Law 2/2013 on Protection and Sustainable Use of the Coastline applies:
| Zone | Restriction | Implications |
|---|---|---|
| Public Maritime-Terrestrial Domain (DPMT) | 100 m protection zone | No new construction. Only consolidation works on pre-1988 buildings. |
| Protection easement zone | 100 m from DPMT | Restricted use. No new homes on rustic land. |
| Zone of influence | 500 m from DPMT | Requires favourable Coastal Authority report for municipal licence. |
Crucial tip: Before buying a coastal property in Galicia, ask your lawyer to verify its position relative to the approved coastal demarcation line. A property within the DPMT may be impossible to renovate and exposed to demolition risk.
Xunta environmental licence
Certain projects require an environmental licence from the Xunta de Galicia in addition to the municipal licence. This applies to:
- Projects affecting Natura 2000 sites (SAC and SPA)
- Construction in specially protected rustic land
- Projects requiring Environmental Impact Assessment (EIA)
The environmental assessment process can add 6-12 months to your project timeline.
Real costs and timelines
| Procedure | Cost | Timeline | Professional needed |
|---|---|---|---|
| Planning certificate | 30-100 € | 1-2 weeks | No |
| Major works project | 2,000-8,000 € | 2-4 weeks (drafting) | Architect (COAG) |
| Major works licence | 2-6 % of budget | 2-6 months | Architect |
| Minor works licence | 1-3 % of budget | 1-4 weeks | Architect/surveyor |
| Environmental licence | Variable | 6-12 months | Environmental consultant |
| Illegal works legalisation | 3,000-15,000 € | 6-18 months | Architect + lawyer |
| Coastal demarcation | 1,000-5,000 € | 12-36 months | Specialist lawyer |
Conclusion
Planning in Galicia is not especially complex if you follow the correct steps and engage the right professionals. Before any works, check the PGOU, verify land classification and, on the coast, confirm your position relative to the Coastal Law demarcation. The investment in a good registered architect and, if needed, a planning lawyer pays for itself by avoiding fines, demolitions and registration problems. Plan ahead: licence timelines in Galicia are real, and patience is the responsible owner's best virtue.
Written by Cristina Vázquez
Real estate agent in Corcubión with over 10 years of experience in the Costa da Morte market.
Contact Cristina →
Properties you may be interested in
Explore the area
Corcubión
Charming fishing village with a well-preserved old town and beautiful beaches.
View zone →
Fisterra
The end of the world. Iconic lighthouse, fishing port and breathtaking landscapes.
View zone →
Cee
Dynamic urban centre with all amenities, spectacular estuary and urban beaches.
View zone →Download the Complete Guide to Buying on the Costa da Morte
Legal steps, costs, best areas, and expert tips in a 40-page PDF.
Downloading your guide...