Complete guide: Getting construction licenses for EU citizens in Murcia and Alicante

The Costa Blanca and the Murcia region have become preferred destinations for many European citizens who wish to build their ideal home under the Mediterranean sun. However, with its regional and local peculiarities, the Spanish administrative system can be disconcerting for those who are used to other bureaucratic models.

As an architect specialized in new minimalist builds in these areas, I have guided numerous European customers through the labyrinth of permits and requirements. This guide aims to clarify the process of obtaining the main construction licenses for citizens of the European Union, with particular attention to the municipalities of Orihuela and Torrevieja, two of the most popular destinations for foreigners on the Blanca coast.

What is a large building license?

Before deepening the procedures, it is essential to understand what constitutes an «important construction work» in the context of Spanish urban planning:

• Construction of new buildings
• Interventions in the buildings declared as a cultural heritage
• Extensions that substantially modify the volume or surface built
• Works that require a technical project according to Building Regulation Act
• Total or partial demolitions of buildings

The main construction license is a mandatory administrative permit that guarantees the project compliant with current regulations on urban planning and is technically practicable.

General requirements for EU citizens

Citizens of the European Union enjoy some administrative advantages compared to foreigners from other countries, but must still respect a series of basic requirements:

Personal documentation

• Foreign identity number (nie): Essential for any administrative procedure in Spain.
• Registration certificate as a citizen of the EU: Mandatory for residences exceeding 3 months.
• Documentation that feels the ownership of the land or ownership: Real estate register certificate (no more than 3 months).

Technical documentation

• Basic project and execution Signed by an architect (basic project without approval of the professional association) and execution project approved by the corresponding professional association. For the initial application, only the basic project and the following information are required.
• Health and safety study (or basic study, depending on the case).
• Common telecommunications infrastructure project (if applicable).
• Energy efficiency certificate.
• BUILDING OF BEDICATION.
• Construction and demolition waste management study.

Candidacy process in Orihuela

In recent years, the city council of Orihuela has improved its administrative processes, allowing to perform some online procedures, although others still require a physical presence.

Online procedures

1. Access to the electronic headquarters: Visit
2. Identification: Via digital certificate, electronic identity card or cl@ve.
3. Selection of the procedure: «Application for the large construction license».
4. Completion of the electronic form.
5. Attach the digitized technical documentation (PDF formats, preferably).
6. Payment of commissions and taxes via payment gateway.
7. Presentation and reception of the test with the number of files.

Procedures in person

1. Request for a preventive appointment: Telephone 966 076 100 or the municipal website.
2. Presentation at the General Town Hall Register: Marqués de Arneva Square, 1.
3. Presentation of physical documentation (original and copy).
4. Payment of commissions and taxes in collaborative entities or to the Town Hall itself.
5. Receipt of the test with number of files.

Costs and commissions in Orihuela

• Processing commission: 0.5% of the material execution budget (PEM).
• TAX ON COSTRUZIONI, INSTALLATIONS AND WORK (ICIO): 3.2% of the pem.
• Binding for waste management: Variable based on the volume of generated waste.
• Link for possible damage to public roads: About € 100/linear facade meter.

The times estimated in Orihuela

• Large construction license in urban land: 2-3 months in simple cases, up to 12 months in complex cases.
• License in non -urban land or with special protections: 12-24 months.

Candidacy process in Torrevieja

Torrevieja has made significant progress in the digitization of its administrative procedures, making it possible to perform most of the online process.

Online procedures

1. Access to the electronic headquarters: Visit
2. Identification: Via digital certificate, electronic identity card or system cl@ve.
3. Selection of the procedure: «Urban planning license for the main works».
4. Completion of the specific form.
5. Attach the documentation required in digital format.
6. Online payment of commissions and taxes.
7. Electronic signature and submission.

Procedures in person

1. Request for a preventive appointment: By phone 966 708 846 or municipal website.
2. Presentation at the city service office: Plaza de la constitción, 1.
3. Presentation of the form and complete documentation.
4. Payment of commissions to collaborative banking entities (Test door).
5. Reception of recognition with the number of files.

Costs and commissions in Torrevieja

• Processing commission: 0.6% of the PEM (minimum € 80).
• Icon: 3.5% of the pem.
• Binding for waste management: Between 1-2% of the pem.
• Guarantee for possible damage to public roads: About € 90/linear façade meter.

The times estimated in Torrevieja

• License of Standard main buildings: 4-8 months.
• Licenses in areas with special protection or close to the coast: 12-16 months.

Special considerations for particular cases

Works in the coastal areas

Both in Orihuela Costa and Torrevieja, works near the coast (generally less than 500 meters from the coast) require:

• Authorization from the coastal authority: Additional procedure before the Ministry for the ecological transition.
• Landscape study This evaluates the visual impact.
• Longer times: Add 3-6 months to the normal process.

Protected areas

For work in areas with a certain level of environmental protection:

• Declaration or study of the environmental impact: According to the extent of the project.
• Sectoral relationships from the Regional Environment Ministry.
• Possible limitations on materials and types of construction.
• Extended frames: Can overcome a year in complex cases.

File tracking

In Orihuela

• Online tracking: Through the electronic headquarters with the number of files.
• Consultation of person: At the Urban Planning Department, with a preventive appointment.
• Telephone consultation: At 966 076 100, extension of urban planning.

In Torrevieja

• Online tracking: On municipal electronic headquarters.
• Attention in person: At the Urban Planning Department, with a preventive appointment.
• Telephone consultation: At 966 708 846.

Advice from my experience as an architect

After years of work on minimalist architectural projects on the Blanca and Murcia coast, I can offer some practical recommendations:

Before buying any land

• Request a urban planning certificate: This information document describes in detail the urban planning conditions of the plot and costs between € 40-60. Provides legal security before making any investment.
• Check the sectoral impacts: Check if there are coastors, rooms, facilitators of waterways, etc., which can limit the actual construction.
• Confirms the availability of services: Make sure the diagram has access to water, electricity and sewage or calculates the implementation cost.

During the project project

• Previous consultations: Conducting informal consultations with municipal technicians before fully developing the project can save time and money.
• Aesthetic adaptation: Although minimalism is my specialty, I learned that the subtly adaptation of projects to certain local aesthetic elements improves acceptance of the project.
• Sustainability as priority: Projects with sustainability elements (renewable energies, efficient management of water) tend to be better welcomed by the administrations.

During processing

• Impeccable presentation: The quality and clarity of the documentation presented significantly influence the processing speed.
• Active monitoring: Don’t wait passively. Conduct a periodic follow-up (every 3-4 weeks) in a cordial but persistent way.
• Quick relationships: Reply quickly to any request for correction or additional information.

Recent cases of success

I observed that the projects that combine minimalist architecture with traditional Mediterranean elements (such as internal courtyards, strategic use of ceramic or local stone integration) tend to obtain faster approvals, especially in the coastal areas where there is concern to preserve the local character.

Useful resources

Official pages

Fundamental regulations

• Law 13/2014 on the territorial and urban planning of the Murcia Region
• Law 5/2014 on territorial planning, urban planning and the panorama of the Valence community
• General Urban Development Plan of Orihuela
• General Urban Development Plan of Torrevieja

Conclusion

Getting a great license of building as an EU citizen in Orihuela or Torrevieja involves navigating a complex administrative system, but which is perfectly manageable with proper planning. The key to success lies in three fundamental factors: having professionals who are well informed about the local environment, meticulously preparing documentation and maintaining proactive communication with the administration.

Minimalist architecture, when subtly respects and integrates elements of the Mediterranean context, not only creates spaces of great aesthetic and functional quality, but also facilitates administrative approval. The result – bright and efficient houses in harmony with the landscape – justifies so that the effort invested in the process.

Are you thinking of building the house of your dreams in the Murcia region or on the Blanca coast? TO Pacheco ArchitectsWe guide you through each step: from the initial concept to the protection of all the necessary licenses. Get in touch with us today and start building with confidence.