RE/MAX Collection DRAC

Buying a village house in Mallorca: what to check before you fall in love

Before buying a village townhouse in Mallorca, check damp in the stone walls, timber beams, roof and services: almost everything can be fixed, but the cost must go into the negotiation. Any work beyond minor repairs needs a municipal licence, with façade rules in old towns and stricter protection for listed houses. Make sure deeds, Cadastre and reality match.

The village house is the most Mallorcan type of home there is: thick stone walls, a back courtyard, timber beams and a façade that has stood for a hundred years or more. In the old town of Santanyí, s'Alqueria Blanca, Es Llombards or Calonge, it is also what our buyers ask about most. And it is the house it is easiest to fall for before looking at what matters.

The structure: walls, beams and roof

The stone walls are these houses' great strength — thermal mass, cool in summer — and also their weak spot. The most common issue is rising damp at the base of the walls, visible as bubbling paint and salt marks. It can be fixed, but it should be budgeted for. Look at the timber beams too (woodworm, excessive sagging, rotten bearings) and ask when the tiled roof was last redone: it is the item that adds most to a renovation bill.

Services

Electrics, plumbing and drainage are usually the first things to renew in an unrenovated village house. Ask for the electrical certificate, whether there is heating or a heat pump and how hot water is produced. In winter, an uninsulated stone house without heating can be cold: easy to solve, but worth counting.

A well-renovated village house is one of the best buys in the south-east. A badly renovated one is one of the most expensive to put right.

Courtyard, light and parking

The courtyard is half the house: its orientation decides how much light and sun you get all year. If you dream of a pool, check the courtyard is big enough and the council allows it; many village houses with a pool have a small plunge pool or an alberca. And parking: in old towns it is scarce, and a house with a garage or drive-in access is worth more and resells better.

Permits and heritage

Renovating needs a municipal licence, and old towns have rules on façades, joinery, colours and heights. Some houses are in the municipal heritage catalogue and more strictly protected. If you plan a major renovation, have an architect review the planning rules before you buy: what can be done with a house is part of its value.

The paperwork

  • Floor area and layout should match the deed, nota simple and Cadastre.
  • A valid habitation certificate (cédula de habitabilidad).
  • Licences for past works, especially if a storey, terrace or covered courtyard was added.
  • Easements with neighbours (rights of way, windows, drains), common in old terraced houses.

At RE/MAX DRAC we view village houses every week and know what to ask in each one. If you are looking, tell us what you need and we will show you the ones that fit — including some that are not yet published.

FAQ

What problems do Mallorcan village houses usually have?

Rising damp in the stone walls, damaged timber beams, roofs that need attention and old services. Almost everything can be fixed, but you should know the cost before negotiating the price.

Do I need a permit to renovate a village house?

Yes. Any work beyond minor repairs needs a municipal licence, and in old towns or on listed houses there are rules on façade, materials and volume. Check the planning rules before buying if you plan to renovate.

Can you add a pool to a village house?

Sometimes, if the courtyard is big enough and the council allows it. Many village houses with a pool have a small plunge pool or an alberca in the back garden.