Spain’s coastal housing crisis: Over 86,000 homes built on illegal land

Wednesday 30 July 2025 - 12:20

By: Dakir Madiha

Spain’s coastal housing crisis: Over 86,000 homes built on illegal land

A recent study by Newtral has revealed that 86,426 coastal homes in Spain are built within the Maritime-Terrestrial Public Domain (DPMT), land protected under Spain’s 1988 coastal law. These properties, while inhabited, are technically illegal and face strict restrictions, including potential demolition.

The legal framework

The DPMT encompasses the shoreline and beaches, which are considered public property and cannot be privately owned or developed. Beyond this lies the Deslinde or Demarcation line, separating public coastal land from areas eligible for private ownership. Properties within the DPMT are subject to state intervention, including removal if they violate the law.

How these homes became illegal

Many of these properties were built before the 1988 coastal law was enacted. While existing homes were granted concessions allowing continued use, these permits were valid for only 75 years. Of the 86,426 properties identified, 88.8 percent (76,709 homes) fall under this category. Some of these concessions have now expired, or owners never applied for them, putting the homes at risk of demolition.

Others became illegal due to shifting boundaries of the DPMT caused by rising sea levels or environmental changes. This has led to new areas being classified as public domain, rendering some homes noncompliant with current regulations.

Demolitions and resistance

The enforcement of the law has already begun. This summer, two commercial buildings in Guardamar del Segura (Alicante) were demolished due to a lack of valid land concessions. In the same area, residents are organizing to prevent the demolition of their homes, currently scheduled for September 15, after their concessions expired.

Possible reforms and future challenges

In response to public outcry, Spain’s Congress is reviewing a proposal from the PP party to amend the coastal law to prevent widespread demolitions. However, it remains uncertain whether the reform will pass or if it will be enough to safeguard these properties.

The issue is further complicated by rising sea levels and eroding coastlines, which could place even more homes within the DPMT in the coming years. The Ministry for Ecological Transition provides tools for property owners to check whether their homes are at risk, but this status can change over time due to environmental factors.

Spain faces a growing challenge in balancing the protection of its coastline with the rights of homeowners, as the fate of these properties hangs in the balance.