Mallorca
Palma, Sóller and the island
Mallorca is structural-work territory — extensions, roof rebuilds, listed-property refurbs and the kind of conservation work that island architects love. Our Mallorca network leans toward chartered surveyors and structural specialists who can talk to your architect in English.
Mallorca · at a glance
- Vetted builders
- 1
- Avg. rating
- 4.9 ★
- Reviews collected
- 52
- Projects delivered
- 113
Latest news from Mallorca
All Spain news →- Spanish Property Insight · 3 JulForeign buyers flock to Spain’s ultra-prime hotspots
Five locations dominate Spain’s market for homes priced above €3 million, underlining just how concentrated the country’s super-prime property sector has become. According to new analysis from Idealista, the undisputed leaders are the Costa…
Why it matters here
What we vet for in Mallorca.
A meaningful share of Mallorca's properties are listed or in protected zones, which means the wrong build approach can cost six figures to undo. Our Mallorca builders are vetted on conservation experience as well as the standard checks — and we won't match you with a builder who can't handle your specific property class.
Typical projects
- Extensions
- Loft conversions
- Roof rebuilds
- Listed-property refurbs
- Structural surveys
Cities & towns served
- Palma
- Calvià
- Andratx
- Sóller
- Pollença
- Santanyí
- Alcúdia
- Manacor
The network
1 vetted builder in Mallorca
Why Mallorca
What to expect from a reform in Mallorca
Mallorca's reform market is structural-work territory — extensions, roof rebuilds, listed-property refurbishments. The island has a meaningful share of pre-1920s townhouses (especially in Palma's old town, Sóller and Pollença) and 19th-century country estates (fincas) that need careful conservation work. Building costs here run 15-30% higher than mainland Spain because virtually all skilled labour and many materials are shipped in. The labour pool is smaller and more specialised, so good builders are booked 6-12 months ahead. Mallorca also has the strictest planning rules in Spain — large parts of the island sit in protected landscape zones (LIC, Red Natura), and the consellería d'urbanisme is genuinely thorough.
Typical projects
What things cost in Mallorca
2026 market rates for builders working with English-speaking clients on properly-permitted projects. Your actual quote will depend on spec, finishes and any unusual structural work.
Townhouse reform (Palma old town, 150m²)
€220,000 – €450,000
Typical duration · 9-15 months
Many properties are partly or fully listed (BIC — Bien de Interés Cultural). Original façade, original beams and original tiles often must be preserved. Specialist masons charge €400-600/day vs €280-350 mainland.
Finca reform (rural property, 250m²)
€280,000 – €650,000
Typical duration · 12-24 months
Often involves replacing the entire roof, restoring stone walls, drilling a new well, installing solar (no grid connection on many fincas). Requires both Ajuntament and Consell de Mallorca approvals.
Kitchen reform
€22,000 – €55,000
Typical duration · 5-10 weeks
Many Palma flats have load-bearing walls that complicate open-plan conversions. Custom cabinetry from Mallorcan workshops (Mobles Riera, Ebanistería Pou) is preferred by British buyers but adds 30-50% to budget.
Pool installation (excavated, 8x4m)
€45,000 – €85,000
Typical duration · 10-16 weeks
Limestone bedrock is hard — excavation costs are 30% higher than mainland Spain. Most plots are mosquito-bay drainage challenges. Add €5-10k for proper drainage.
Roof replacement (traditional Mallorcan style)
€35,000 – €80,000
Typical duration · 6-12 weeks
Reusing original teules (curved roof tiles) is mandatory in many protected zones. Properly insulating under them (200mm rockwool minimum) prevents the upper floor from baking in summer.
Permits & paperwork
Permits in Mallorca, explained
Mallorca's planning system involves two layers — the local town hall (Ajuntament) and the island-wide Consell de Mallorca for anything in protected zones or affecting listed buildings. Processing times are longer than mainland Spain — assume 6 months for a clean major works application, 12-18 months for anything in a protected area.
Licencia menor
For cosmetic + small reforms
Llicència d'obra menor (Mallorcan Catalan terminology — same concept as mainland). Cosmetic reforms, internal refits, replacement of fixtures. 4-8 weeks processing in most Ajuntaments.
Licencia mayor
For structural + extensions
Llicència d'obra major — structural, extensions, demolitions. Architect mandatory. Pre-application meeting with the urbanism department is standard practice. Costs: 3-5% of works value plus architect fees.
Common pitfalls
What goes wrong in Mallorca reforms
Real patterns we see when reforms go sideways here. Most are easy to avoid if you know to look for them.
Buying in a protected zone without checking
Large swathes of Mallorca's countryside are in LIC (Lugar de Importancia Comunitaria) or ANEI (Área Natural de Especial Interés) zones where extensions, pools and new builds are heavily restricted or forbidden. Check the cadastral planning classification before the purchase contract is final — not after.
Underestimating freight and tax
Materials shipped to Mallorca cost 8-12% more than mainland Spain due to ferry freight + island tax (IGIC equivalent doesn't apply but logistics do). Plan budgets accordingly.
Builders 'on holiday for the summer'
Many small Mallorcan builders genuinely stop work mid-July through August. If your project timeline runs through summer, get that confirmed in writing including which weeks they'll be on-site.
Listed building rules ignored
Touching a BIC (listed) façade without explicit permission is a serious offence — fines start at €30,000 and demolition orders are not unusual. Always confirm BIC status with the Ajuntament before any external work.
When to reform
Best time of year for a reform in Mallorca
October through May for most reform work. Mallorca's main tourism season (June-September) pulls the labour pool into hotel and rental maintenance, slowing all reform work. Roof work specifically is best from September through November when the weather is dry but not extreme.
Frequently asked
Owners in Mallorca ask us
- Do BuildSpain builders in Mallorca speak English?
- Yes — every builder on our Mallorca network has been vetted for spoken and written English. They handle quotes, contracts, and on-site communication in English so there's no translation gap on your project.
- How quickly will I get a quote from a Mallorca builder?
- Most owners hear back within a working day. Mallorca builders on BuildSpain typically reply to new leads in 4h 20m on average.
- What does BuildSpain's vetting process include?
- Every Mallorca builder is checked for: valid Spanish business registration (CIF/NIE), at least three years of British or English-speaking clients, written quotes in English, and reference projects we can verify with past owners.
- Do Mallorca builders handle permits and paperwork?
- Yes — all BuildSpain builders in Mallorca handle permit applications, the licencia de obra, and end-of-project paperwork including the boletín eléctrico where relevant. You don't have to deal with the Ayuntamiento yourself.
- What kind of projects do Mallorca builders typically take on?
- Mallorca builders on BuildSpain specialise in extensions, loft conversions, roof rebuilds and similar reform work. Projects on the platform range from €5k bathroom refits to €250k full villa reforms.