How to choose a plot for your house: 9 things to check before you buy

The plot is the first and most important decision when you build a house. You can rework a house, but you cannot move the site. Many people buy land because they liked the view or the price, and only later find out they cannot build what they imagined, that there are no utility connections or that the paperwork is not in order. This article is the checklist I go through with clients before they buy a plot.

1. What the planning document allows

The first step is to find out the land use of the plot and what may be built on it. This is set by the planning document for the area, and the quickest answer comes from requesting a location information certificate from the municipality. It shows:

• whether the land is building land or agricultural land,

• the permitted number of floors and building height,

• the site coverage ratio, i.e. how much of the plot the house may occupy,

• required distances from the boundaries and the building line.

These figures determine how big the house can be, so it is wise to know them before you pay a deposit.

2. Access to a public road

The plot must have access to a public road, either directly or through a registered right of way. Without it, a building permit generally cannot be issued. Also check that the access road is actually registered as a road and is not just a worn track across someone else's land.

3. Utilities and connections

Find out where the nearest electricity, water and sewage networks are, and gas if needed. If the network is far away, the connection can cost more than the plot itself. Where there is no sewer, plan for a septic tank or treatment unit, and where there is no water main, a well, and check that the plan allows it.

4. Paperwork and ownership

Before buying, get the land registry extract and check:

• that the seller is registered as the owner and whether there are co-owners,

• whether there are encumbrances, mortgages or notes of disputes on the plot,

• whether the area and boundaries in the cadastre match the situation on site.

When boundaries are uncertain, it pays to hire a surveyor to mark the corner points before signing the contract.

5. Shape and size of the plot

On a narrow or irregular plot, the mandatory boundary distances leave far less room for the house than the area suggests. A rectangular plot with a wider street frontage is almost always easier to design and gives more freedom in arranging rooms and the garden.

6. Terrain, slope and soil

A steep site is not a problem in itself and often produces the most beautiful houses, but it means more earthworks and retaining walls. Watch out for landslides, damp ground, nearby streams and flood records. For a serious build, a geotechnical soil survey is a good investment, because it determines the kind of foundation you need.

7. Orientation, view and light

Notice where the sun rises and sets and where the living area and terrace would be. A south-facing living room means more daylight and lower heating costs. Also consider what could be built on the neighbouring plots and block your view or sunlight.

8. Surroundings

Visit the site at different times of day, on weekdays and at the weekend. Check noise, traffic, distance to schools, shops and work, as well as plans for the area's future development, such as a new road or an industrial zone nearby.

9. Costs not included in the price

Include the costs that come after the purchase in your budget: property transfer tax, utility connection fees, the building land development contribution, a possible fee for converting agricultural land, surveying and the design documentation. These amounts can significantly change the real price of a site.

How we can start

If you are thinking about buying a plot, send me the cadastral plot number and municipality before you commit. I will check what the plan allows and sketch how large and what kind of house you can build there. For a quicker conversation, you can also book a 60-minute online consultation.

Note: this article is a general overview and does not replace checking the specific site with the municipality, the cadastre and the relevant utility companies, as rules differ from place to place.