Land looks like a simple purchase: no installations, no finishes, no neighbours on the landing. In reality, almost all of a plot’s value lies in what you can build on it, and that depends on documents many buyers never read. This guide helps you find out, before you sign, whether the land fits your project.
Intravilan and extravilan
Intravilan land lies within the built up limits set by the General Urban Plan (PUG). Building is possible here under the planning rules. Extravilan land lies outside those limits, usually agricultural or forest. Building on extravilan land is generally very restricted and involves extra procedures, including removal from agricultural use and often a zonal plan.
Being intravilan does not automatically mean you can build anything. Rules differ from one area to another.
The planning certificate: the first document to request
The planning certificate (certificat de urbanism) is issued by the town hall and describes the legal, economic and technical status of the land. You can request one for information even before buying. It tells you:
- Zoning: housing, services, industry, green space.
- POT (site coverage ratio): the share of the plot that buildings may cover.
- CUT (floor area ratio): total built floor area relative to the plot area.
- Height limit: the maximum number of storeys.
- Setbacks from property boundaries and from the street.
- Temporary or permanent restrictions, for example protection zones.
With these figures you can quickly work out how large your house or building can be. A 500 sqm plot with low coverage and a low height limit may allow far less than you imagine.
PUG and PUZ
The PUG sets general rules for the whole locality. For new areas or projects that do not fit the existing rules, a Zonal Urban Plan (PUZ) is drawn up. If the land already has an approved PUZ, the rules are clear and building is faster. If a new PUZ is needed, the process can take considerable time and involves studies, approvals and a local council vote.
In our filters for land for sale you can select plots with an approved PUZ directly.
Road access
A plot without legal access to a public road can be almost impossible to build on. Check:
- Whether the land has road frontage on a public road or a private road with a registered right of way.
- The width of the access road, which matters for permits and fire service access.
- Whether the road is registered and in whose name.
Frontage also shapes the building. A long, narrow plot with little frontage can limit the architecture.
Utilities
Ask about each utility separately and request evidence, not just promises:
- Electricity: is there a network in the area? How far? What does connection involve?
- Water and sewage: public network or individual solutions (well, septic system)?
- Gas: is there a main in the street?
- Internet: fibre is a real advantage for living and working from home.
Connection costs can be significant if networks are far away. Providers can issue location approvals confirming that a connection is possible.
Cadastre and land book
As with apartments, the land must have a cadastral number and be registered in the seller’s name. Check:
- The documented area versus the measured area. An authorised surveyor can carry out a site survey.
- Boundaries and any overlap with neighbouring plots.
- Charges in the land book: mortgages, easements, disputes.
Technical risks
- Geotechnical study: fill ground, a high water table or slopes can sharply increase foundation costs.
- Flood zones: check flood risk maps.
- Networks crossing the plot: high voltage lines or gas pipes that impose protection zones.
- Archaeological sites or protected areas that may require extra approvals.
Land prices
Plots are compared by price per square metre, but adjustments are larger than for apartments. A plot with an approved PUZ, utilities at the boundary and paved access is worth significantly more than one a few hundred metres away with no access and no networks. Always calculate the total cost up to the moment you can start building.
Checklist before the preliminary contract
- Planning certificate for information, with POT, CUT and height limit
- PUZ status: approved, in progress or required
- Legal road access and sufficient frontage
- Approvals or confirmations for utilities
- Land book extract and topographic survey
- Preliminary geotechnical study for larger projects
Frequently asked questions
How long does a planning certificate take?
The legal deadline is a matter of weeks, and in practice it varies between town halls. Apply early, before signing the preliminary contract.
Can I build on extravilan land?
It is generally difficult and requires bringing the land within the built up limits through planning documents, with approvals. For a home with a clear timeline, buildable intravilan land with established rules is usually the safer choice.
What is the minimum road frontage?
Local regulations usually set a minimum plot width at the street for a plot to be buildable. The exact value appears in the planning regulations and the planning certificate.
How we help
Our land advisors check the documents and connect you with architects and surveyors. Browse available land, read about investing in Ilfov or request an offer for a plot that suits your project.
