The buildability of a plot of land is described as the simple equation of X square meters of construction area that can be built on X square meters of land.
In other words, the total number of square meters that can be built on a plot, whether on one or multiple floors. Within this definition, two types of buildability are distinguished: gross or zonal buildability and net buildability, both established by municipal or regional regulations.
Gross Buildability
Buildability is referred to as gross or zonal if it relates to an area subject to urban planning, meaning if it corresponds to an area of land that will undergo an urban transformation in the future.
This type of buildability usually affects so-called developable land, a type of transitional land. It generally consists of rustic land, which would normally correspond to non-developable land, but through urban evolution studies, it is anticipated to be incorporated into the urban area of the city through a process of urbanization.
For this reason, it maintains its developable land status until it is transformed into urban land through a Partial Plan or Reparceling Project.
Net Buildability
On the other hand, net buildability refers to buildable plots with detailed regulations that establish their building conditions. It corresponds to urban land plots.
The basic criterion for classifying land as urban is that it is located in an urbanized area, meaning it has basic urban services such as road access, water, sanitation, and electricity.
For this reason, when we go to buy land, regardless of the number of square meters it has, we are really interested in knowing to what extent we can build on it. A larger initial land area does not always equate to a greater number of buildable square meters.
Factors that Influence the Buildability of a Plot of Land
There are several factors that also influence the calculations. We will list them below:
- Uses allowed by the plan
- Location
- Building conditions
1. Uses allowed by the plan
In urban development, the other indispensable variable considered in addition to buildability regulations are the uses allowed by the plan, as the value of the construction varies depending on the intended uses.
For example, the value of the construction area for residential use is usually different from that for industrial uses. Generally, buildability with a wide range of possible uses, such as housing, is more valuable than buildability with more restricted alternatives, like industrial or private facilities.
2. Location
The location of a plot is another factor that influences the buildability values that regulate it, as similar buildings with similar uses can vary greatly in value depending on their location within the same population.
Generally, a more urban environment is regulated with higher buildability, with this value often exceeding 1 m2/m2 of land in the case of urban land. For developable land areas, buildability usually ranges from 0.2 to 1 m2 of construction area/m2 of land, while in rural areas, it is even lower due to the larger space available for construction.
3. Building conditions
Building conditions, in general, tend to be less important than the previous variables. However, it is clear that two plots with the same buildability, the same uses, and a similar location in the city can have different values. This depends on the difference in quality that can be obtained through the various building conditions established in each case, for example, in a closed block or in detached buildings with a garden.
If you are interested in building your home or building, or buying land for industrial or rustic use, check out our offers or contact us:
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