Guide to Buying Building Land with a Permit
Buying building land with an already issued building permit is considered the safest way to start construction. However, not all such plots are equal, nor do they all provide the same level of security and predictability.
This guide explains what it really means to buy land with a building permit, its real advantages, and what still needs careful consideration before making a final decision.
What a building permit actually confirms
A building permit confirms that the competent authority has already verified the project’s compliance with spatial plans and applicable regulations.
In practice, this means that the following have already been defined and approved:
- planning regulations and intended use
- building size and number of floors
- access road
- basic infrastructure conditions
In other words, a permit removes the biggest uncertainties that usually arise only after purchasing land.
Water: a problem already resolved or clearly defined
For land without a permit, water connection is often the biggest and most expensive risk. If the water network is more than approximately 50 meters away, additional projects, permits and network extensions are required, which often means costs of tens of thousands of euros.
With land that has a building permit, water supply issues are already resolved or precisely defined in the project documentation. The buyer knows in advance what to expect and the real cost.
Electricity: known capacity and clear conditions
A building permit implies that electricity connection conditions have already been determined. Typically, the cost is around €200 per kW of connection capacity, with additional costs only in special cases (such as the need for a new transformer station).
This removes one of the most common sources of uncertainty when buying undeveloped building land.
Access road and legal relations
Without legally regulated access to a public road, a building permit cannot be issued. If a permit exists, it means that:
- access has been resolved
- ownership and legal relations have been verified
- basic construction requirements are met
This eliminates risks that often cause delays, additional costs, or project cancellation.
Time as a key advantage
Obtaining a building permit can take months, sometimes more than a year. Buying land with a permit skips this entire phase and allows immediate or very fast construction start.
For investors and private buyers, time is often just as important as money.
Price per m² is not decisive
Land with a building permit often has a higher initial price, but total project costs are frequently lower in practice.
The difference is usually offset by:
- avoiding additional projects
- shorter preparation time
- lower administrative risk
- clearer and more realistic financial planning
Conclusion
Buying building land with a permit is the safest path to construction, but only if the buyer understands what the permit actually covers.
The most expensive mistake with land is not overpaying, but not understanding the real building conditions.
Related guides and listings
For a broader context and a complete overview of the process, we recommend our main guide covering land purchases in Istria, including regional differences, infrastructure and legal aspects.
Guide to Buying Land in Istria
For buyers seeking greater security and clearer calculations, see our current selection of building plots with issued permits in top locations across Istria.
Building plots with permits in top locations in Istria
Tags: buying building land with permit, building land Istria, land with building permit, water connection, electricity connection, planning regulations, house construction, investment land, access road, construction costs
