Buying in Galicia

Buying property in Galicia, Spain: what to check on the land before you sign

8 October 20267 min read

A guide for American, British and other overseas buyers. The house gets a survey — the land usually doesn't. Boundaries, firebreak obligations, eucalyptus, drainage, water and access: what to look for before you commit.

Galicia is drawing a growing number of buyers from the United States, the UK and northern Europe — stone farmhouses, coastal homes in the Rías Baixas, and rural fincas at prices that are hard to find elsewhere in Western Europe. Most buyers commission a building survey. Very few look properly at the land. In Galicia, the land is often where the surprises are.

1. Boundaries: catastro vs. reality

Plot boundaries in the Catastro (land registry map) frequently don't match the walls, hedges and stones on the ground. Walk the perimeter with the seller, compare it to the catastral map, and note any gaps. Small discrepancies are normal; large ones need resolving before signing.

2. Firebreak obligations (Lei 3/2007)

Galician law requires owners to keep vegetation cleared in strips around buildings and near forest land, and fines apply if you don't. As a new owner, the obligation becomes yours from day one — even if you live 6,000 km away. Check how overgrown the plot is and what clearance will cost to bring it into compliance.

3. Eucalyptus, acacia and invasive species

Neighbouring eucalyptus plantations raise fire risk and dry out soils; some species can't legally be planted near homes. Acacia and pampas grass spread fast and are expensive to remove. Know what's on and around the land before you buy.

4. Drainage, water and access

Drainage: Galicia's rainfall is high. Look for standing water, damp walls and blocked ditches — ideally visit after rain.
Water: is the house on mains water, a well or a spring? Are the rights registered?
Access: is the track public, shared or crossing a neighbour's land? Who maintains it?
Trees: large trees close to the house or power lines may need professional assessment or felling.

5. Plan for looking after it from abroad

In Galicia's climate, an unattended garden can return to scrub within a single season. If you'll be overseas for most of the year, budget for regular grounds care, firebreak maintenance and someone local who can check the property after storms and send photos.