In addition to beautiful beaches on the Costa Brava we can find beautiful rustic properties for investment or residence. If it is a country house, the purchase becomes a unique real estate investment, since in addition to the beauty of its construction, it is usually accompanied by extensions of rustic land, such as farmland or forests. An ideal investment to see your project grow in a sustainable way in a unique environment.
The Costa Brava is an exceptional place, known for its natural beauty and stunning coastal landscapes where we can find beautiful rustic estates for investment or residence. If it's a country house, the purchase becomes a unique real estate investment, as in addition to the beauty of its construction, it can be accompanied by extensions of rustic land, such as farmland or forests.
Difference between masia and rustic estate
- In Spain, the classification of buildable land is divided into urban land, urbanizable land (not yet available), and unconsolidated urban land, which is land that has not yet been fully developed or consolidated and may have additional restrictions on construction and allowed uses.
- On the other hand, rustic land or terrain is land intended for agricultural use and, therefore, not suitable for construction. This is why in popular parlance, a village house is always defined as a rustic estate, although as we can see, it doesn't have to be that way.
A rustic estate, understood as a dwelling construction + land, is an extension of land with existing habitable property (country house or masia) usually not urbanizable, and it can have various classifications depending on the type of agricultural exploitation.
On the other hand, a country house is one of the most characteristic, impressive, and large country constructions in the Catalan geography; an old family country house, generally accompanied by extensions of rustic land, such as farmland or forests, although it does not always enjoy large land extensions, as they may have been sold over time.
In addition, we must add that in the case of country houses, some of them contain one or several constructions inventoried and protected as part of the architectural or archaeological heritage of the territory.
What are the Most Common Types of Rustic Land?
There are several types of rustic soils: rustic land for agricultural, forestry, landscape, environmental, cultural, riverbank and river protection, mountain, and wetland protection. Each of these classifications has a specific purpose and comes with specific restrictions and regulations for construction and related activities, as well as assistance, if we are lucky enough that they are organized within a Technical Plan for Forest Management and Improvement (PTGMF) or a simple forest management plan, we can even obtain administrative assistance for their maintenance and profitability.
Finding a rustic estate with a country house that also contains an agricultural or forestry exploitation and is protected for its cultural value of national interest is undoubtedly a unique real estate investment opportunity, where we find the ingredients for the success of a prosperous real estate business.
How is the Classification of Rustic Land Regulated in Catalonia?
The classification of rustic land in Catalonia is regulated by the general Spanish legal framework and the urban planning regulations established by the Government of Catalonia. The legal framework that supports this classification includes the Catalan Land Law and specific territorial and urban planning regulations of the Government of Catalonia. In addition, each municipality can develop its own General Urban Planning Plan (PGOU) or Urban Planning Plans, which detail the specific regulations and restrictions for properties within its jurisdiction.
On the other hand, and although less common, there is legislation for the protection of territory and landscape, such as the Law of Natural Interest Spaces and the Law of Landscape Protection, as well as legislation for natural parks and protected areas. In the case of country houses within an area designated as a natural park or protected area, they will be subject to special conservation and land use regulations.
Can I Build Another House on My Rustic Land?
Acquiring a masia for investment often goes hand in hand with a defined business project. For this reason, it is sometimes necessary to expand lodging or housing areas. So, it is vital to know if we can expand these areas with new constructions.
However, land classified as rustic is similar in terms of restrictions to non-urbanizable land. That is, they are lands where construction is not allowed. In addition, we must distinguish between two types of rustic land:
- Common: those that, although they do not meet the natural requirements to be considered a protected area, are still unsuitable for urbanization.
- Protected: as the name suggests, this type of land has certain characteristics that require protection to prevent urbanization. For example, because they have landscape or natural value, and their conservation, maintenance, and even restoration are of interest to everyone.
But, in response to the initial question, yes, it is sometimes possible to build another house on rustic land. And for it to be possible, these conditions must be met:
- The construction must be linked to a business or activity.
- A project must be submitted and the application processed in the same way as if it were on urban land.
- You will need the work of an agronomist and an architect.
And, of course, if you want to know if you can expand the habitable area of the estate, you will have to take into account the PGOU of the municipality, so you will have to consult with the city council the construction options in your area, if there are any.
Whenever you want to acquire a masia on the Costa Brava, we recommend that you consult with your team of experts; they will help you request the necessary data from the relevant municipality to inform you about the nature, composition, and uses of the land where your house is located.
Exceptions: When CAN You Build on a Rustic Estate?
As they said, a rustic estate is an extension of non-urbanizable land. But there are cases in which it can provide land for housing construction, regulated by the same building regulations as the rest of the homes.
It is about building to expand an existing dwelling or to build a dwelling that accompanies the agricultural exploitation, also already existing, always complying with the necessary conditions to obtain the required permits, initiating the construction project in the same way and with the same professionals as if it were on urban land.
Important note: This does not include mobile homes or bungalows, which cannot be located on rustic land since they are not considered housing. These types of constructions are for vacation/temporary use, so if your rustic land is not part of a camp ground or rural accommodation, you will not be able to consider these options.
It must also be added that, in the case of being able to expand your masia with a new construction, you will have to take into account that the construction of homes on rustic land is not usually supported by banks or receive the same treatment as urban land regarding utilities (water, electricity, etc.) by the city council.
However, not everything is bad: as they said, public interest activities in rural environments are allowed, as well as constructions necessary for agricultural, livestock, forestry exploitation, and most businesses related to ecotourism are. This includes the construction of new homes if they are linked to an existing agricultural, livestock, or forestry operation, and most ecotourism-related businesses are.
In addition, it is not necessary to focus on a single activity on a property; if your rustic lands have the appropriate conditions to carry out more than one, you will only need the necessary authorizations to carry out all of them at the same time.
How to Choose the Ideal Rustic Estate: The Country House
In our other article, Luxury Investments: Reasons to Choose a Country House in the Costa Brava, we explained what a country house is and how it can become your ideal investment on the Costa Brava.
But acquiring a country house with land does not always mean that it is a ready-to-live housing. Sometimes the estate may require minor renovation, rehabilitation, or other repairs, especially if it is for immediate domestic use. In addition, the access, state of the rural exploitation, investment options, as well as maintenance costs, need to be analysed. The selection, processing, information, and purchase process of a property with these characteristics must be carried out with a trusted expert team, especially if it is an international or remote purchase process. A service and advice that you will undoubtedly find with Safire.
Seize Opportunities on the Costa Brava
Masias in Catalonia offer a variety of business opportunities, including rural tourism, agriculture, catering, and event organization. Each activity requires its procedures and permits, but it is true that if there is one thing that stands out in the area, it is tourism, so acquiring a rural property that already has a tourist licence will greatly facilitate the initial work.
Our masias with land on the Costa Brava represent a unique investment opportunity. Not only can we provide detailed information about their condition, renovations made, tourist licences, and land characteristics, but we are also committed to preserving their historical value and their sustainable integration into the natural environment of the Costa Brava. Contact us to discover how these properties can become a profitable and culturally enriching investment.