Construcciones Armalutx builds new detached houses, residential buildings and hotels to order all over Mallorca: we are not a developer and we do not sell flats. We carry out the works with our own team and help you with the paperwork, from the major works licence to the first occupation licence.
This is how a new house is built in Mallorca in 2026, with the time limits set by law:
1. Plot feasibility. With the architect, we check what municipal planning allows and commission the geotechnical survey, which the Technical Building Code requires before the structure is calculated. On rural land, the Consell de Mallorca also issues a prior, binding report, within three months.
2. Major works licence. It is applied for with the basic design, and the town council has three months to decide once the file is complete. For new builds, administrative silence means refusal: if it does not answer, there is no licence. A collaborating entity (ECU) can shorten the wait; in Palma, to between one and three months.
3. Execution project. It is submitted, endorsed by the professional association, within nine months of the licence, and the start of works is notified to the town council ten days in advance.
4. Construction. Foundations, structure, external walls and roof, services and finishes, with our team and a site manager as your point of contact. We explain how long each phase really takes in how long it takes to build a house in Mallorca.
5. Completion and keys. The architect and the technical architect sign the final completion certificate, and the town council grants the first occupation licence, which it must decide within one month and which, since 2024, has replaced the habitability certificate. With it you sign up for permanent water and electricity supplies, and you receive the Building Logbook.
We build to order: for individuals with their own land, for developers, and for architectural firms looking for someone to execute their project. If you want to buy a completed new-build home, developers sell those; we build them.
With your architect or ours: you can bring your own design, and your architect will direct the works, or commission the design from a team of architects we work with, based on your preferences for style, layout and the use of each room.
With the pool and outdoor areas: we also build the pool and the outdoor areas of the plot, so you do not have to coordinate another company.
With Mallorcan craftsmanship: marès, stone and timber beams for traditional-style houses, and the structure in the hands of a team that also carries out structural reinforcement, including carbon fibre.
The greatest expression of a personalised lifestyle in which to design and build the identity of each room.
From traditional country houses with stone walls and Mallorcan tiles to modern villas with large windows and clean lines, we build in a wide variety of architectural styles.
We build multi-unit housing with well-planned communal and private spaces. We know that every m² counts.
When it comes to building apartment blocks and multi-storey complexes, we handle everything, including lift integration. Find out how we can help you with residential building construction.
The construction of hotels and other buildings for the service sector is a very important line of business for our construction company.
From small boutique hotels to family-run hotels, including retail spaces, offices, and shopping centres, we can create a solution tailored to your needs or those of your company.
The construction cost of a new-build house in Mallorca ranges from around €1,400/m² for a basic specification to over €4,000/m² for a luxury home, according to the ranges in our guide to construction prices per m² in 2026. They are guide figures: the fixed quote comes from the project.
| Quality | Material execution cost |
|---|---|
| Basic | €1,400 – 1,700/m² |
| Average | €1,800 – 2,300/m² |
| High-end | €2,800 – 3,800/m² |
| Luxury | from €4,000/m² |
On top of that cost come VAT on the works (10% for housing), the municipal taxes on the licence (in Palma, ICIO at 4% and a planning fee of 2.61%, half of which is deducted from the ICIO: around 5.3% in total; in Inca, ICIO is 3%), the architect's and technical architect's fees, the geotechnical survey and, for housing, ten-year structural insurance, which according to Tinsa costs between 0.55% and 1.5% of the construction value.
For context, construction costs in the Balearic Islands are between 30% and 35% higher than in 2019, according to the Builders' Association, and the Mallorca Association of Technical Architects (Colegio de Aparejadores) endorsed projects for 1,296 new-build homes in the first half of 2026, 28.7% more than a year earlier.
Can you imagine a team where craftsmen work marès stone as they did in the old days while electricians and plumbers master the latest regulations? That is what you will find at Construcciones Armalutx. Every member of our team is highly specialised in their trade.
Our origins go back to parents and grandparents who devoted their lives to raising walls and roofing homes in Mallorca. Today we preserve that heritage and combine it with more modern construction techniques.
In addition, we are constantly training to respond to the design and construction trends that emerge in the market and that you ask us about.
We answer for the work under the Building Act (LOE): ten years for damage to foundations and structure, three for defects affecting habitability and one for finishing defects. In new-build housing, the developer also takes out ten-year structural insurance covering the structure for those ten years; it costs between 0.55% and 1.5% of the construction value, according to Tinsa.
We use cladding and finishes that improve indoor comfort, cut electricity use and help keep a pleasant atmosphere in every season. That way you can enjoy that summer coolness or cosy warmth without any shocks on your bill.
Each proposal seeks to adapt to the Mediterranean sun and local air currents, so that the house breathes light and nature. A good preliminary study allows the rooms to be filled with light and, at the same time, conserve the privacy that you value so much.
It depends above all on the licence. The law gives the town council three months from when the file is complete, but in Palma the City Council itself put the average at 9 to 12 months in February 2026, and one to three months with a collaborating entity (ECU). Once the licence is granted, in our experience a detached house takes between 14 and 22 months from commissioning the project to handing over the keys.
A major works licence from the town council, which for new builds cannot be replaced by a prior notification. It is applied for with the basic design; the execution project, endorsed by the professional association, is submitted within the following nine months, and the start of works is notified ten days in advance. On completion, the town council grants the first occupation licence, which since 2024 has replaced the habitability certificate.
For residential buildings, yes: the developer takes it out before the handover of the works, and it covers damage to foundations and structure for ten years, with a minimum sum insured equal to the cost of the works. The only exemption is for an individual who builds a single detached house for their own use, and if they sell it within those ten years they must take out the insurance or obtain an express waiver from the buyer.
Only if the planning regulations permit it and the plot meets the minimum size requirements. The town council sends the complete file to the Consell de Mallorca, which issues a prior and binding report on the plot and its potential use within three months. Since Law 4/2025, detached single-family homes cannot be built in flood risk prevention areas.
No. Law 4/2025 on strategic residential projects only speeds up licences for projects approved by that route, which require at least 60 homes (100 in Palma) and exclude detached houses. To build a house, the procedure is still the town council's major works licence, which can be shortened by processing it through a collaborating entity (ECU).
Yes. You can bring your project and your architect, who will direct the works together with the technical architect, or commission the design from the architects we work with. Either way, Construcciones Armalutx carries out the works with its own team, from the foundations to the finishes, the pool and the outdoor areas of the plot.
Tell us where your plot is and what you want to build, and we will prepare a no-obligation quote. If you are still running the numbers, see how much construction costs per m² in Mallorca in 2026, which licences you need to build and the steps to build a detached house on the island.
Call us on 625 16 47 18 or email us at info@armalutx.com.
