Legal development in the first sea line of Majorca, the coastline and the Coastal Law

New construction on land in the first line of the sea or purchase and conversion of a property in Mallorca, which is in the first line of the sea completely or partially in the public coastal area and falls under the Spanish Coastal Law

Even today, it is still possible to build a house on a plot in the first sea line with a building permit.

Meanwhile, the entire coast of Majorca was measured by the Spanish Coast Office and provided with a so-called coastline.
On an appropriate plan, it can be determined at any time, where the coastline runs and thus it is clear how the plot can be built.

1. The Coastal Authority has drawn two demarcation lines:

a) from the sea to the green line: public area, depending on use between 20 and 100 meters wide. No permanent buildings or (new) buildings may be erected here. Exception: the beach bars (chiringuitos).

b) between the green line and the yellow line in the direction of the interior: free terraces and swimming pools may be built here if necessary. Since this is a protected area with strict conditions and building regulations, the Coastal Authority in Palma de Mallorca or the building authority of the respective municipality or city administration gives more information about the actual buildability. Both offices also issue the necessary approvals and certificates.

c) From the yellow line to the interior: buildings may be erected here. The building regulations are based on the land use plan of the island of Mallorca, the land use plan of the respective municipality and the sub-development plan of the respective area or settlement. Information is given by the responsible building authority.

2. Real estate in the 1st Marine Line, legally established in the coastal public sector prior to the entry into force of the 1988 Coastal Law, has grandfathering rights

a) If these conditions are met, such property may be bought, sold and inherited. For this purpose, a license must be applied for at the responsible coastal office.

b) Furthermore, these properties may be repaired and modernised, provided that neither height nor volume or floor space is increased or extensions are made.

c) Annexes and extensions may only be made to such existing real estate on the property section behind the yellow line. Building permits are to be applied for at the building authority of the respective municipality or city administration.

3. The simplest and clearest way of looking at the course of the coastline for a plot of land is to consult the website of the Spanish Cadastre (Consulta menu).

After entering the address or land register number of the property, click on the menu item “Dominio publico maritimo terrestre” (public coastal area). There, the course of the coastlines will be displayed

– public coastal area: between blue, cross-dashed and green lines

– Protected area with strict conditions and building regulations: from green to yellow line inland

– Buildings: from the yellow line inland.