The Coastal Law: how close to the sea you can own
The Spanish Coastal Law places the shoreline itself in public ownership and imposes a protection easement of 100 metres inland from the boundary, reduced to 20 metres in areas already urbanised when the law took effect, within which new construction is heavily restricted.
gelisted editorial team · Updated 15 August 2026
The short version
- The general protection easement runs 100 metres inland.
- In areas urbanised before the law it is reduced to 20 metres.
- A further transit easement of 6 metres must remain passable.
- Properties inside the public domain hold a concession, not ownership.
The closer a property sits to the water, the more of its legal position is decided by a line on a government map rather than by the deed.
The bands
First the maritime terrestrial public domain, which belongs to the state and cannot be privately owned. Behind it a transit easement of 6 metres, extendable to 20 in difficult terrain, which must remain permanently passable on foot. Then the protection easement, 100 metres inland from the public domain boundary as a general rule, reduced to 20 metres where the land was already urbanised when the law came into force.
| Zone | Width | What is permitted |
|---|---|---|
| Public domain | to the boundary line | no private ownership |
| Transit easement | 6 m, up to 20 m | must stay passable |
| Protection easement, general | 100 m | new dwellings restricted |
| Protection easement, urbanised areas | 20 m | less restrictive |
| Influence zone | at least 500 m | planning criteria apply |
| Existing buildings in public domain | concession, time limited | |
| Boundary determination | administrative procedure | publicly recorded |
Existing houses
Buildings that already stood within the public domain when the boundary was determined are generally protected through a concession rather than ownership: the occupant may use the property for a defined period, transferable subject to authorisation, but does not own the land. Buildings inside the protection easement usually remain lawful but face tight limits on extension, change of use and sometimes even on substantial refurbishment.
How to check a property
The boundary determination is a formal administrative procedure and its result is publicly recorded, so the position of a specific plot can be established rather than estimated. A coastal report obtained through a lawyer or a surveyor answers 3 questions: where the boundary runs, which easements the plot falls inside, and whether any concession or enforcement file affects it. Budget 300 to 900 € and 3 to 8 weeks.
In some stretches the boundary determination is under review, which is itself information a buyer needs before committing.
Why it matters to a buyer
A front line property with a concession expiring in 18 years is a very different asset from one held in full ownership, and it should not carry the same price. Financing is also affected: many lenders will not mortgage a concession, or will lend a much lower proportion. Establishing the position before the price is agreed is the difference between buying a discount and discovering one.
Frequently asked
+How far does the protection zone reach?
100 metres inland as a general rule, reduced to 20 metres in areas already urbanised when the law took effect.
+Can I own land on the shoreline?
No. The maritime terrestrial public domain belongs to the state and cannot be privately owned.
+What happens to houses already there?
Those inside the public domain are typically held under a time limited concession rather than ownership.
+How do I check a specific property?
With a coastal report from a lawyer or surveyor, costing 300 to 900 € and taking 3 to 8 weeks.
+Does it affect financing?
Yes. Many lenders will not mortgage a concession, or will lend a much lower proportion of the value.
Sources
- 1Boletín Oficial del Estado, BOE (August 2026)
- 2Govern de les Illes Balears, Govern de les Illes Balears (August 2026)