Official Land Valuation
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Valuations of rural and urban land for any purpose
Purchase and sale transactions
An appraisal ensures that the transaction price reflects the actual value of the land. In rural transactions, where multiple variables such as agricultural use, buildability, and location come into play, a professional appraisal protects both the buyer and the seller.
Contradictory assessment or before the Tax Agency
It allows you to challenge tax assessments that do not reflect market reality. If the tax authorities assign a value higher than the actual value and this results in higher taxes, an official appraisal serves as a defence tool in tax proceedings.
Inheritance or separation
Ensures a fair and technically supported distribution of rural assets. In inheritance or property division situations, an objective appraisal prevents disputes and facilitates agreements.
Expropriation
It is essential for defending the real value of the land before the Administration. In expropriation proceedings, the appraisal allows for claiming adequate and technical compensation.
Non-monetary contribution to a company
The appraisal certifies the value of the land when it is incorporated as a corporate asset. It provides transparency and regulatory compliance in commercial processes.
Mortgage guarantee for loans
It is essential for a financial institution to accept the property as collateral. It establishes the mortgage value of the land, facilitating access to financing.
Assets for Collective Investment Institutions or Pension Funds
It allows rural assets to be valued within regulated investment vehicles, complying with transparency and auditing requirements.
Coverage of technical insurance provisions
It is used to value properties that form part of the technical backing of insurance companies, in accordance with the requirements of supervisors and auditors.
Benefits of rural and urban land valuation
Official report valid for banks and public bodies
Accepted for mortgage valuations, inheritance and divorce proceedings
Approved appraisers throughout Spain
Personalised advice and prompt service
Over 40 years of experience in property valuation
What documentation is required to value rural and urban land?
We will provide you with personalised advice on the documentation required to prepare the office valuation report, which will depend on the purpose of the assignment. The most commonly used documents are:
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Registration certification, updated simple note or deed.
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Urban planning certificate, that is, the document that certifies the urban planning regime and circumstances to which a property, plot or lot in a municipal area is subject.
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Cadastral reference number.
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Plans or topographical survey of the property if available.
Factors influencing the valuation of rural and urban land
Location of the property
Condition of the flat or house
Surface area, layout and materials
Common services and views
Energy certification
How to request a valuation of rural and urban land?
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Request an online valuation of your rural and urban land
Complete the form in just 2 minutes and get an instant quote. You can sign up directly online and you will receive an email with the list of documents needed to start the valuation without any complicated procedures.
02
We coordinate visits to your rural and urban land in less than 24 hours.
We will contact you promptly to arrange an appointment with an approved valuer. We will adapt to your availability and answer any questions you may have to ensure that the process is quick and convenient.
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Receive the official valuation report by email
The delivery period of 8 to 10 business days will begin once the quote has been formally approved, the site visit has been completed, and all required documentation has been submitted. This period may be affected if additional inquiries to public agencies (City Hall, Land Registry, etc.) are required as part of the process.
Basic concepts regarding the valuation of rural and urban land
Having a land appraisal carried out by an approved appraiser like Gloval will help you determine its value and become a reliable tool for making decisions in business management. These are some of the reasons why you might need an Official Land Appraisal Report:
- Developers who require land appraisals
- To file tax claims
- For the purchase and sale of land
- Reports on improving land profitability
- Feasibility reports
- Asset management regulations
These are the main factors we will consider when assessing land or plots of land:
- The type and surface area of the land or plot
- The location of the land
- The topography and morphology of the soil
- Its urban planning status
- Whether there are any limitations or restrictions on use or municipal or regional regulations
At Gloval, we appraise all types of land, such as:
• Urban Land Appraisal
Urban land is a plot of land that IS ready for immediate construction. It has basic municipal services, such as sewage disposal, a water supply network, and electricity.
• Appraisal of Developable Land
Developable land is a plot of land that is NOT ready for immediate construction. To be able to build on it, it requires urban planning management and the development of the area in which it is located.
Valuing land or plots involves preparing a report to assess or determine the economic value of such real estate assets. This process is essential for real estate transactions, financing arrangements, expropriation proceedings, and leasing. The value may depend on various factors, such as:
- Location: The area where the land is situated.
- Physical characteristics: The size of the land or plot, its shape, and its topography.
- Accessibility: Ease of access to the land, such as via roads or infrastructure.
- Zoning status: Urban planning classification and applicable regulations.
- Land use: Permitted use (residential, commercial, industrial, etc.).
- Site conditions: Potential contamination, planning encumbrances, the presence of structures requiring demolition, etc.
- Real estate market: Current market conditions in the region (supply and demand), which also influence estimated timelines for development.
The determined value is used by buyers, sellers, lenders, government agencies, and tax authorities, among others, to make decisions regarding the property.
Commissioning a land valuation is important for obtaining an objective market assessment—necessary for sales, mortgages, inheritance settlements, divorces, and other situations—or for determining the land’s best use in accordance with applicable zoning regulations.
Reasons to have land valued:
Buying and selling: A valuation establishes a fair, market-aligned price. This facilitates informed decision-making, streamlines the transaction, protects the buyer from overpaying, and allows the seller to maximize their investment.
At first glance, it might seem that a few simple criteria—such as the initial purchase price and the prices of similar properties in the area—are sufficient to value a plot of land. While these factors can provide a rough estimate of the property’s worth, determining its true value and setting a fair market price requires a formal valuation. This is a legal document that certifies an accurate, objective assessment within the current real estate market.
In short, whether the goal is to sell, lease, or generate a return on the land, a valuation is essential to understand its value and potential uses. Beyond boosting the credibility of an offer, it can reveal issues that may need to be addressed before the transaction takes place.
Mortgages/loans: A valuation provides the bank with security for granting loans; it is indispensable for determining the property’s value as collateral and establishing the mortgage loan amount.
Inheritance/divorce: A valuation helps distribute assets equitably, providing an objective basis for resolving disputes and ensuring fair treatment for all parties involved.
When inheriting land with unknown development potential or zoning status, it is advisable to obtain a valuation. This reveals the land’s actual value and future prospects, helping to determine the best possible use—whether it is classified as urban, developable, or non-developable (rural) land. Other reasons: A valuation is required to calculate certain taxes—such as the Property Transfer Tax or the Inheritance and Gift Tax—and for other legal proceedings, such as asset seizures, etc.
The main difference in valuation between rural land and an urban or developable plot lies primarily in its building potential and the available services and infrastructure.
Thus, the categories are:
- Urban land: land equipped with all basic urban services (water, electricity, sewage, road access) and suitable for immediate construction in accordance with municipal regulations.
- Developable land: land designated for future development that does not yet possess basic urban services; consequently, specific urban development actions are required to transform it.
- Rural land: any land that is neither urban nor developable. It is designated for agricultural, forestry, livestock, or protected use. Building is severely restricted, subject only to very specific exceptions.
In short, the valuation of a piece of land is directly linked to its development potential. Rural land generally cannot be freely built upon (with some exceptions) and lacks infrastructure, meaning its profitability depends on long-term exploitation or holding. Developable land offers moderate potential for appreciation if urbanized. Urban land, already equipped with all services, offers faster direct profitability because, in most cases, construction can begin immediately in compliance with regulations.
Various methods are applied to value a plot of land, depending on its characteristics, current and future use, and applicable zoning regulations.
Comparison Method
This method is based on identifying recent sales transactions for land with similar characteristics and adjusting the figures based on factors such as surface area, location, shape, access, and available utilities.
It is primarily used when the market is active and sufficient reference data exists; it applies to both urban and rural land.
Residual Method
This method starts by estimating the potential value of the development that could be built on the land and then deducting all costs required for that development (infrastructure/urbanization, permits, construction costs, financing, developer profit, etc.).
The land’s actual potential must be analyzed, and its value calculated conservatively. It is important to apply zoning regulations and consider the “highest and best use” permitted.
It is primarily used for urban building plots and land designated for urban development; it is not used for rural land.
The residual method has two variants: static residual and dynamic residual.
Static Residual
Land development is assumed to take place immediately; execution and financing timeframes are not taken into account.
Dynamic Residual
Land development is considered with execution and expenses distributed over time.
Income Capitalization Method
The land is valued based on the income it can generate, converting future income streams into present value using a capitalization rate.
It is most commonly used for agricultural, forestry, or livestock properties, where land productivity and profitability are key criteria. It is also used for leased land, based on market rental rates.
It is primarily applied to rural land that is commercially exploited or capable of generating regular income.
Other Methods
Cadastral Method
This is the value assigned by the General Directorate for Cadastre (Land Registry), calculated according to its own specific regulations.
Value is determined based on land with similar characteristics, applying adjustment coefficients. Expropriation valuation method
Valuations carried out within the scope of Royal Legislative Decree 7/2015 of 30 October, complying with the criteria and methodology recognized in said regulatory framework.
The time required to draft a land valuation report depends primarily on the nature of the property and the accessibility of zoning and planning information.
It is also important to have the necessary identification documentation available from the outset (title deeds, property registry extracts, cadastral references, etc.).
For land located within the consolidated urban fabric and ready for immediate development, the estimated preparation time is 10 working days.
When the land is situated in an area subject to urban development (unconsolidated urban land or land designated for future development), the timeframe depends heavily on the response time for specific planning inquiries submitted to municipal technical departments.
In such cases, providing a Certificate of Urban Development Potential (issued by the municipality within the last six months) could help shorten the completion time.
Valuations of residential properties and land are similar in that their objective is to determine the value of a real estate asset; however, they differ in key respects dictated by the specific characteristics of each property type.
The most important differences are outlined below:
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- OBJECT:
a) Residential properties: the valuation focuses on a built structure, allowing for the assessment of aspects such as floor area, age, material quality, state of repair, room layout, location, available amenities, etc.
b) Land: the intrinsic value of the land itself—excluding any buildings—is taken into account. Specific methods are used based on land classification (urban, rural, or developable), considering factors such as location, zoning designation, infrastructure, accessibility, applicable planning regulations, and future development potential.
- PURPOSE: the valuation of residential properties and land does not serve mutually exclusive purposes; however, depending on the type of property, certain purposes are more common:
a) Residential properties: sales, mortgages, inheritance, insurance, etc.
b) Land: real estate projects, urban development, investment, expropriation, asset management, etc.
- VALUATION:
a) Residential properties: the property’s current value is taken into account.
b) Land: the land’s potential is taken into account based on permitted use and buildability.
- MARKET INFLUENCE: the main factors for each property type are:
a) Residential properties: supply and demand situation for the specific property type being valued.
b) Land: status of urban planning schemes and local regulations.
- COMPARABLES:
a) Residential properties: there is usually an adequate supply of comparables similar to the property being valued.
b) Land: the availability of land comparables is significantly lower, especially for land valued based on development potential.
- VALUATION METHODS:
a) Residential properties: the primary valuation method is the Comparison Method. If the property is leased, the Income Capitalization Method (Rental Income Method) is also used.
Factors to consider:
- Property characteristics: size, floor area, layout, number of bedrooms and bathrooms, views, common areas, etc.
- Property condition: age, quality of finishes, renovations performed, and state of repair.
- Location: the area, proximity to amenities (transport, shops, schools).
- Market conditions: current real estate market conditions and the supply of similar properties.
b) Land: for land, it is important to distinguish between land that can be valued based on development potential (classified as Level I land under Order ECO)—such as urban land and zoned land for development with defined parameters or land already under development—and land that cannot—such as non-developable land, unzoned land, or zoned land without defined parameters (classified as Level II land under Order ECO).
In the first case, the primary method is the Residual method: the Static Residual method is applied for land that is already built upon or where construction can begin within one year, while the Dynamic Residual method is used for other cases.
In the second case, the Comparison method and/or the Income Capitalization method is applied.
Factors to consider:
- Physical characteristics: surface area, topography, shape, etc.
- Land classification: urban, developable, or non-developable (rural) land.
- Zoning designation: permitted use or uses.
- Buildability: For urban or developable land, the principle of “highest and best use” is fundamental.
- Location: positioning within an urban or rural area and proximity to amenities (transport, shops, schools). For rural land: climate and soil quality.
- Infrastructure: availability of basic services such as water, electricity, and sanitation is relevant, especially for urban land. For rural land: proximity to roads or the existence of irrigation rights.
The validity of a valuation depends on the context in which it is used. The purpose of a land valuation can entail changes to both the methodology and the necessary verifications; therefore, a valuation is not generally valid for different purposes, and the resulting valuation figure may differ.
- Mortgage valuations are regulated by Order ECO/805/2003, and the requirements are stricter.
- For a sale and purchase transaction, valuation requirements are not strictly regulated. Although there is no formal expiration date, the valuation must be current as of the date of the transaction to reflect fair market value.
However, if the purchase is to be financed via a mortgage loan, it is advisable to commission a mortgage valuation from the outset to avoid double costs and to ensure beforehand that the purchase financing will be covered. - A valuation for inheritance purposes may serve a dual purpose: fiscal (for calculating taxes) and equitable distribution among multiple heirs. The valuation report must reflect the value as of the date of the deceased’s passing, not the date the report is issued.
- A valuation for a development project is used to assess the project’s economic viability as part of investment or financing studies.
The valuation figure will depend on the specific development project planned.
Conclusion
A valuation report is not always valid for every purpose; each objective may require a different approach—and possibly a different valuation—tailored to the specific use.
The existence of registered charges or encumbrances on a plot of land can significantly influence its valuation, as these can either affect its value or limit the owner’s rights by restricting the sale, disposal, or use of the property.
Before understanding how they have an impact, it is important to define what registered charges or encumbrances are. They are legal obligations, limitations, or restrictions affecting the ownership of real estate that are recorded in the Land Registry; consequently, they can limit the owner’s use and enjoyment of the property.
Some types of charges include:
- Mortgages: an encumbrance securing the repayment of a debt, typically associated with a loan for purchasing a home.
- Liens/Attachments: charges imposed due to unpaid debts that can affect the property’s saleability.
- Usufructs: rights held by a third party—distinct from the owner—to use and enjoy the property.
- Easements: rights allowing a person to use part of another’s property for a specific purpose.
Now that we know what they are and their main types, we can better understand how they can affect the valuation of a plot of land. We explain how and why below:
- Reduction in market value
- A plot of land subject to encumbrances does not hold the same value as one free of them.
- A prospective buyer would pay less if aware of legal limitations preventing full use of the land.
- Limitations on use or development
- An easement, for example, might prevent construction on a specific part of the land.
- If the land is mortgaged, it cannot be sold without either paying off the mortgage or having the buyer assume it (subrogation).
- If the land is under a long-term lease, the buyer must honor that contract, which can also affect the value.
- Increased risk for the buyer
- Land subject to liens or pending litigation is less attractive; the resulting future risk negatively impacts its value.
- Costs associated with clearing encumbrances
- If debts must be paid or rights extinguished to clear the land of encumbrances, that cost is deducted from the final value determined during the appraisal.
- The mere act of removing an encumbrance from the property registry (such as a mortgage that has already been paid off) entails administrative costs, time, and processing fees.
Encumbrances or liens can reduce the appraised value of a plot of land, as they affect its use, availability, and market appeal.
To understand how encumbrances affect a specific property, it is necessary to obtain an appraisal report from a specialized firm capable of analyzing them to determine the true value.
When valuing land that contains unlegalized structures or buildings pending permits, this situation can significantly affect the appraised value and delay or complicate land development.
Key aspects to consider include:
Valuation of unlegalized structures
- Structures lacking permits or official registration are often not fully valued.
- The appraiser may:
- Exclude them entirely from the valuation.
- Value them as structures lacking legal standing, sometimes assigning a residual or partial value (e.g., demolition value or the value of non-consolidated improvements).
- Generally, they are not considered valid for mortgage purposes or for calculating loan collateral value.
Legal risks
- The presence of unlegalized structures may entail risks such as:
- Administrative fines or penalties.
- Demolition ordered by planning authorities.
- Obstacles to a sale or mortgage transaction.
- It can also affect the property’s marketability, as many buyers or financial institutions will not accept properties with planning irregularities.
Yes. Within the field of real estate valuation, we specialize in preparing valuation statements for expropriation proceedings, as well as conducting all types of valuations for urban planning purposes. Both scenarios fall within the scope of Royal Legislative Decree 7/2015 of October 30 (approving the consolidated text of the Land and Urban Rehabilitation Act) and Royal Decree 1492/2011 of October 24 (approving the Land Act Valuation Regulations); consequently, we adhere to the criteria and methodology established in that regulatory framework, supplemented by applicable regional regulations regarding land-use planning.