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Architect drawing the floor plan of a detached house next to a model of it, with Palma Cathedral in the background

Architects in Mallorca, from design to build

New homes, renovations that need a licence, extensions, pools and legalisations in Palma and across the island. We design with the building budget in view.

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  • Office in Palma de Mallorca

Why Greenox

01Which licence you need, and how long it takes
02Fixed fees, technical architect included
03Free first consultation, also by video
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We get back to you within 24 working hours. No obligation, and you pay nothing before signing.

Dr. Lennart Jünemann · Coordinates your project with our architects · Spanish, German and English

Architect in Mallorca

What our architects in Mallorca do

You need an architect in Mallorca for a new house, an extension or changes to the structure, façade or use. In Palma, any full home renovation also needs a licencia urbanística (building licence) with a project, which for an interior renovation can also be signed by a technical architect. A partial renovation that leaves the structure alone can go through comunicación previa (prior notice). At the first consultation we tell you the route, timescale and cost.

Our architects draw up the project, apply for the licence and follow the work through to the end, in the same team that builds it. So the design takes shape with the building cost in view, and nobody leaves you on your own halfway. If you are renovating your home, we do it as part of our full renovations in Mallorca; if you are building or extending, with our builders in Mallorca.

  • Feasibility study: what can be done on your plot
  • Preliminary design with an estimate of the building cost
  • Basic design and detailed construction project for the licence
  • Full renovations with a licence in Palma and across the island
  • Extensions, pools, terraces and layout changes
  • Legalising works and houses on rustic land (suelo rústico)
  • Site management with our aparejador (technical architect) to handover
  • Homes that use less: heat pump and solar from the design stage
First consultation by video call: an owner looks at the living room with a stone arch of her house in Mallorca on her laptop

Step by step

How we work, from the first consultation to handover

Book your free first consultation

  1. Free first consultation

    At your home, at our office in Palma or by video call. You tell us what you want and we look up the cadastral reference.

  2. Feasibility, timescale and fees

    We tell you in writing what the planning rules allow, which licence you need, how long it usually takes and what the fees are.

  3. Preliminary design with figures

    Layout, volumes and an estimate of the building cost before the full project is drawn.

  4. Project and licence

    We draw up the basic design and the detailed construction project, submit them and respond to the council's requests.

  5. Site management and completion

    Our architect directs the works with the aparejador and signs the final certificate, and we apply for the first-occupation licence.

What we guarantee

Why a Greenox architect

People who commission a project usually fear three things: that the build ends up far more expensive than planned, that the licence drags on without anyone saying so, and that the professional disappears once work starts. We work to make sure none of that happens to you.

  • Design with the price in view

    The people who build it work out the cost from the preliminary design. So you don't fall in love with a project you then can't afford.

  • Clear timescales from the start

    We tell you which licence you need and how long it usually takes in your municipality, with the timetable in writing, and keep you informed at every step of the application.

  • The same team until handover

    Project, licence, site management and construction in the same team, with a 5-year written guarantee on the building work. Nobody walks off your project after an argument with the builder.

  • Fixed fees

    A fixed price in writing for the project and site management, with the aparejador included. For reference, the market charges 3% to 12% of the build cost.

  • Homes that use less energy

    Insulation, orientation, heat pump and solar panels are decided in the design, not once the house is already built.

  • Spanish, German and English

    Meetings by video call and every document explained in your language if you live outside Mallorca.

Good to know

Licences and timescales in Mallorca: what you need to know

What delays a project most isn't the drawing, it's the licence. That's why, before you sign, we tell you which route applies and what timescale to expect. If your work doesn't need a licence but a comunicación previa with a technician, we explain it on our aparejador and site management page.

How long the licence takes

In Palma, the legal deadline is 3 months, with positive administrative silence (no reply counts as approval), but in practice the standard route took 9 to 12 months in early 2026. Since December 2025, thanks to the declaración responsable (signed declaration), work starts a few days after the licence is granted. Before you sign, we give you the expected timetable for your municipality in writing.

Full renovation in Palma

It needs a licencia urbanística with a project: the comunicación previa forms exclude it. A partial renovation that doesn't touch the structure and redistributes less than 60% of the usable floor area goes through comunicación previa.

Legalisation on rustic land

On 15 February 2025, the Consell de Mallorca (island council) opened a three-year extraordinary procedure to legalise existing buildings, structures and installations on rustic land. The deadline ends in February 2028.

Who signs what

For a new home, an architect signs the project and the site management, and a technical architect or aparejador signs the supervision of the construction work. If a renovation doesn't substantially change the structure, façade, volume or use, a technical architect can also sign the project. On our projects, they work together.

Sources (in Spanish): Ajuntament de Palma (Palma city council), licencia urbanística (Obras.02) and comunicación previa form 2 (10/06/2024); Ara Balears (01/10/2026), real duration of the standard route in Palma; Consell de Mallorca, resolution of 13/02/2025 (BOIB, the Balearic official gazette, no. 21, 15/02/2025), under the seventh additional provision of Ley 7/2024; Ley 38/1999 de Ordenación de la Edificación (Building Act), arts. 10, 12 and 13. Fees: Cronoshare, architect's fees (03/01/2026); planning fee and ICIO (construction tax) in Palma: Ajuntament de Palma, Obras.01 (09/01/2026). Updated: October 2026.

Questions and answers

Frequently asked questions about architects in Mallorca

Can't find your question? Message us on WhatsApp and we will answer in Spanish, German or English.

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More services for your project

Aparejador and site managementBuilders in MallorcaVilla and finca renovations
How much does an architect charge for a renovation project or a house?
Fees are not regulated, because the professional associations have not been allowed to set fee scales since Ley 25/2009, and they usually range from 3% to 12% of the net construction budget (PEM), according to Cronoshare (January 2026). 7% of a €200,000 build is €14,000. On top of that come the aparejador and, in Palma, the 2.61% planning fee and the 4% ICIO (construction tax). We give you a fixed price in writing, with the aparejador included.
Do you need an architect to renovate a house?
Yes, if the work needs a project: changes to the structure, the façade, the volume or the use, and in Palma any full renovation of a home. For a new build, or if the structure, façade, volume or use changes substantially, the project is signed by an architect; for an interior renovation without such changes, a technical architect can sign it too. If you only replace floors, bathrooms or the kitchen without touching the structure, a comunicación previa (prior notice to the council) is enough, sometimes with technical supervision by an aparejador. We tell you at the first consultation.
How long does a building licence take in Palma de Mallorca?
The legal deadline for a decision in Palma is 3 months, with positive administrative silence: no reply by then counts as approval. In practice, though, the standard route took 9 to 12 months in early 2026. Since December 2025, the detailed construction project is filed with a declaración responsable (signed declaration), which cuts the wait to start work to a few days once the licence is granted. In other municipalities timescales vary a lot. Before you sign, we give you the expected timetable for your case in writing.
What are the proyecto básico and the proyecto de ejecución?
They are two stages of the same project. The proyecto básico (basic design) defines the house or the renovation: layout, volume, façades and floor areas, and it is used to apply for the licence. The proyecto de ejecución (detailed construction project) adds everything needed to build: structure, installations, materials, measurements and budget. In Palma, since December 2025, the proyecto de ejecución has been filed with a declaración responsable, which shortens the wait before work starts.
Architect or aparejador: who does what?
The architect designs, draws up the project and directs the works. The aparejador, or technical architect, supervises the construction itself: checking the materials, the quality and that what is built matches the project. A home with a project needs both, and together they form the dirección facultativa (the project's technical team). We explain it in detail on our aparejador and site management in Mallorca page.
Can work done without a licence, or a house on rustic land, be legalised?
It depends on whether what was built complies with current planning rules or can be brought into line with them. For rustic land (suelo rústico), the Consell de Mallorca (island council) opened a three-year extraordinary legalisation procedure on 15 February 2025, which ends in February 2028. With the cadastral reference and a few photos we review your case, tell you which route makes sense and prepare the paperwork.
Can I extend my house or build a pool in Mallorca?
It depends on what your municipality's planning rules allow: the buildable floor area and site coverage you still have on the plot, the distances to the boundaries and, on rustic land, stricter rules. What is allowed in Palma may be banned in another municipality. That's why we start with a feasibility study. An extension always needs an architect's project and a building licence.
Can we hold the first consultation by video call, in German or English?
Yes. If you don't live on the island, we hold the first consultation and the project meetings by video call, in Spanish, German or English. We go to the plot or the house and send you photos and measurements. Official documents are in Spanish or Catalan, and we explain each one in your language before you sign it.

Book your first consultation with our architects

We call you within 24 hours on working days to arrange it, in Palma, at your home or by video call. It is free and there is no obligation.

Your contact in Palma

Dr. Lennart Jünemann

Coordinates your project with our architects · Spanish, German and English

Send us photos on WhatsApp Call us: +34 694 91 56 14

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