Build a four-way property comparison
| Source | What it says |
|---|---|
| Land Registry | Legal description, owner and charges |
| Cadastre | Official surfaces and uses for tax |
| Licences | What was authorised, when |
| The villa itself | What actually exists, measured by an architect |
Differences between these four sources are where the risk lies.
Trace the full building history
For each element, establish the licence or the date of construction. Unlicensed elements may be legalisable, may be out of planning because enforcement has expired, or may remain at risk, which is always the case on protected rustic land. The Consell d'Eivissa applied the 2024 extraordinary legalisation procedure in 2025 for qualifying rural buildings. Read legalising illegal buildings.
Access, utilities and infrastructure
- Water: network, authorised well, cistern or tanker deliveries; quality and reliability.
- Access: public road or registered easement; shared track maintenance.
- Electricity: contracted capacity for pools, air conditioning and heating.
- Wastewater: septic system compliance.
Ownership structures and high-value compliance
Many Ibiza villas are owned through companies. Buying shares instead of the property changes the tax and liability position, and anti-avoidance rules may tax the share sale like a property transfer. Banks and notaries apply enhanced anti-money-laundering checks to high-value deals; prepare source-of-funds evidence early.
A typical Ibiza case
A buyer agrees to purchase a villa in Sant Josep advertised with six bedrooms, a pool house and a tourist licence. Due diligence shows that the original licence covers a four-bedroom house; two bedrooms and the pool house were added later without a licence; the pool is licensed; and the tourist licence covers eight places. On common rustic land, the later additions are old enough for enforcement to have expired, so they are out of planning but not at risk of demolition. The buyer renegotiates the price, the seller registers the old buildings before completion, and the contract confirms the licence transfer for eight places. The purchase goes ahead, at the right price and with the right expectations.
What the report should contain
- A summary of title, charges and identity of the property.
- A table of every building with its licence, date and legal status.
- The land category and any special protections.
- Water, access, electricity and wastewater findings.
- The tourist licence position.
- Clear recommendations for the contract and the price.
The buyer's decision matrix
- Proceed: findings acceptable, price reflects the property.
- Renegotiate: price reduction for legalisation or risk.
- Condition: seller registers or legalises before completion.
- Retain: part of the price held until a certificate is obtained.
- Walk away: risk too high, deposit protected by the reservation terms.
Read the Ibiza buying guide and our Ibiza page. For other legal matters in English, see Castell.law.
Before you pay a deposit, ask a lawyer
Send us the listing or the document you have been asked to sign. An English-speaking property lawyer will tell you what needs checking and what it could cost you not to.
Frequently asked questions
How long does due diligence on an Ibiza villa take?
Usually two to four weeks, depending on archives and the number of buildings.
Can an unlicensed pool affect my tourist licence?
Yes. The licence covers only the legal capacity and legal elements of the villa.
Should I buy the company that owns the villa?
Only after full due diligence on the company and tax advice; it is not automatically cheaper.
Is water a common problem?
Yes. Supply and quality vary greatly; it must be checked for each villa.