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Declaración de obra nueva (declaration of new build) and Land Registry entry

Declaración de obra nueva (declaration of new build) and Land Registry entry is filed with Notario + Registro de la Propiedad correspondiente. With Managora you do it 100% online: you answer a few questions, sign a digital mandato (power of representation) and we draft, sign and file your application for you. Estimated total cost: from €599. Official tasa (government fee): AJD stamp duty of 1,5 % of the value of the works (varies by autonomous community), plus 150-500 € for the Registry. The declaración de obra nueva also requires a public notarial deed, and the notary's charge, payable by you, is proportional to the declared value.

We handle the deed of declaración de obra nueva (art. 28 RDLeg 7/2015 + art. 8 LH) in its 3 forms: under construction, completed, or by antigüedad (long-standing building). We check the planning permission (except in the antigüedad route), the final works certificate, the habitation certificate, the Libro del Edificio, the LOE ten-year insurance policies (with an exemption for self-developers) and the georeferenced coordinates, compulsory since Ley 13/2015. We calculate the AJD stamp duty (1,5 % of the value of the works) and see you through to the Land Registry entry. It is the natural step BEFORE the división horizontal in property developments.

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Estimated total cost
from €599
Managora's fee
€361.79 (21% VAT incl.)
Tasa (official government fee)
AJD stamp duty of 1,5 % of the value of the works (varies by autonomous community), plus 150-500 € for the Registry. The declaración de obra nueva also requires a public notarial deed, and the notary's charge, payable by you, is proportional to the declared value. (suplido: paid to the authority on your behalf, no VAT)
Processing time
No strict legal deadline. Without registration the property cannot be sold as built, which holds up sales, inheritances and financing.
Where it is filed
Notario + Registro de la Propiedad correspondiente ↗
What you receive
Application

Cost breakdown: Our fee 299 € + notary costs from around 150 € + Registry costs of 150 to 500 €. On top of that, AJD stamp duty of around 1,5 % of the value of the works, varying by autonomous community..

Declaración de obra nueva (declaration of new build) and Land Registry entry: how is it filed?

  1. 1Answer the chat questions (around 12 minutes).
  2. 2We work out which route applies (under construction / completed / by antigüedad) given your situation.
  3. 3We check the permission, the certificates, the insurance and the coordinates, and tell you what is missing before you go to the notary.
  4. 4We calculate the AJD (1,5 % of the value of the works) and any regional reductions for self-development.
  5. 5Payment of 299 € for our fee + around 700-2.000 € in notary costs + around 200-500 € in Registry costs + AJD (around 2.700 € on works worth 180.000 €).
  6. 6Sign the mandate from your mobile.
  7. 7We draft the deed of declaración de obra nueva.
  8. 8We arrange the notary appointment.
  9. 9We file the modelo 600 AJD and, where necessary, obtain the georeferenced coordinates for you.
  10. 10We submit everything to the Registro de la Propiedad and see the entry through.
  11. 11If it is a multi-dwelling building: we chain it with the división horizontal, in the same deed or in a later one.

Which documents do you need?

  • •DNI / NIE / CIF of the developer.
  • •Title deed or nota simple of the plot.
  • •Planning permission (except in the antigüedad route).
  • •If under construction: a signed technical certificate that the works have started.
  • •If completed: the final works certificate from the supervising technician.
  • •If completed and residential: the habitation certificate or occupancy licence.
  • •If completed and residential: the Libro del Edificio.
  • •If completed, residential and not self-developed: the LOE ten-year insurance policy.
  • •Georeferenced coordinates (Ley 13/2015) and the descriptive and graphic Catastro certificate.
  • •If using the antigüedad route: a technical certificate of the building's age or documents proving it (old IBI bills, Catastro aerial photos, etc.).

Legal basis and things to bear in mind

  • Legal framework: art. 28 RDLeg 7/2015 LS + art. 8 LH + arts. 47/50/52 RD 1093/1997 + Ley 38/1999 LOE + Ley 13/2015 (georeferenced coordinates made compulsory) + Ley 41/2007 (simplification).
  • 3 routes: UNDER CONSTRUCTION (art. 28.1, allows off-plan sales), COMPLETED (art. 28.4, habitable and saleable), BY ANTIGÜEDAD (art. 28.6, a building put up without permission where the planning enforcement powers have lapsed).
  • Time limits for the antigüedad route: 6 years on consolidated urban or developable land, 4 years on rural land. On non-developable land under SPECIAL PROTECTION, in many autonomous communities the enforcement power NEVER lapses: regularising by antigüedad may not be possible.
  • Georeferenced coordinates have been compulsory since Ley 13/2015 (art. 9.b LH). Without them the Land Registry will suspend the entry.
  • New residential housing: TEN-YEAR INSURANCE is compulsory (Ley 38/1999 LOE art. 19), covering the structure for 10 years. Exception: a self-developer building for their own use who does not sell within 10 years (2nd additional provision of the LOE).
  • Habitation certificate / occupancy licence: compulsory in order to register a completed home (art. 28.4.b LS + regional rules).
  • Libro del Edificio (art. 7 LOE): compulsory for housing. It contains the project, any changes, the final certificate and the instructions for use and maintenance.
  • AJD: 1,5 % of the declared value of the works (the general rate). Some autonomous communities give reductions for self-development of a main home (Andalusia, Madrid, Catalonia, subject to conditions).
  • Related steps: for a multi-dwelling building, we chain it with division_horizontal_rp (it can be the same deed). If you have sold: cambio_titularidad_catastro after the sale.
  • Without the Land Registry entry, the property cannot be sold as 'built', only as a 'plot' to which the buyer would then have to apply a new build under construction. That blocks sales and financing.

Declaración de obra nueva (declaration of new build) and Land Registry entry: frequently asked questions

Declaración de obra nueva (declaration of new build) and Land Registry entry: how much does it cost?

The estimated total cost (our fee + official tasas and taxes) is from €599: Our fee 299 € + notary costs from around 150 € + Registry costs of 150 to 500 €. On top of that, AJD stamp duty of around 1,5 % of the value of the works, varying by autonomous community.. Managora's fee is €361.79, 21% VAT included (€299.00 net + €62.79 VAT). The official tasa charged by the authority (a suplido paid on your behalf, no VAT) is: AJD stamp duty of 1,5 % of the value of the works (varies by autonomous community), plus 150-500 € for the Registry. The declaración de obra nueva also requires a public notarial deed, and the notary's charge, payable by you, is proportional to the declared value..

Declaración de obra nueva (declaration of new build) and Land Registry entry: how long does it take?

No strict legal deadline. Without registration the property cannot be sold as built, which holds up sales, inheritances and financing.

Declaración de obra nueva (declaration of new build) and Land Registry entry: which documents do I need?

You need to have to hand: DNI / NIE / CIF of the developer., Title deed or nota simple of the plot., Planning permission (except in the antigüedad route)., If under construction: a signed technical certificate that the works have started., If completed: the final works certificate from the supervising technician., If completed and residential: the habitation certificate or occupancy licence., If completed and residential: the Libro del Edificio., If completed, residential and not self-developed: the LOE ten-year insurance policy., Georeferenced coordinates (Ley 13/2015) and the descriptive and graphic Catastro certificate., If using the antigüedad route: a technical certificate of the building's age or documents proving it (old IBI bills, Catastro aerial photos, etc.).. You do not upload them here: we collect the details through the guided chat.

Who files the procedure?

Managora files it in your name with Notario + Registro de la Propiedad correspondiente. You only provide the details through the chat and sign a mandato (power of representation); we prepare, sign and register it.

Can it be done online?

Yes. The whole process is online: you answer a few questions in the guided chat, sign a simple mandato on screen and receive the receipt and the official documents by email, with full legal validity.

Related procedures

Based on the legislation in force and on the official site of the competent authority: Notario + Registro de la Propiedad correspondiente ↗.

Shall we get started with «Declaración de obra nueva (declaration of new build) and Land Registry entry»?

We file it for you, from start to finish.

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