Land surveyor in Benissa

The coast of coves: plots on the rock

From La Fustera to El Baladrar, the villas on the Benissa coast sit on limestone, with gardens at several levels and steps down towards the water. To design here, the architect needs a survey that records every platform, every wall and the real ground level, not the one on an urbanisation plan drawn decades ago.

Frontline plots also tend to carry the coastal protection easement (Costas). We draw it on the same plan, so the architect knows from the start which part of the garden can be built on and which cannot.

Terraces and dry stone: whose wall is it?

Inland Benissa is a landscape of terraces. Dry-stone walls one or two metres high hold up almond, carob and olive trees, and they are often also the limit between two properties. The question we are asked is always the same: does the boundary run along the foot of the wall, along the top or down the middle?

We do not answer it with an opinion. We measure the wall on both faces, look for the references in the title deed and in the old parcel maps and compare them with the cadastral mapping. The result is a plan with the alternatives dimensioned, useful for talking to your neighbour with the data in hand or for taking to your lawyer.

Plot surveys in Benissa to subdivide or sell

Many rural properties were bought by the hanegada (the old local land measure), with areas nobody ever checked again. Your grandfather's deeds may say “six hanegadas of unirrigated land, bounded by a track”; the Cadastre (Catastro, Spain's land and property register for tax purposes) will say 4,890 m², and our plan will tell you which of the two comes closer to what is actually there. When you want to separate the house from the rest of the property to sell it, or divide the land among heirs, it has to be measured, each part has to be checked against the minimum plot size the regulations set for rural land, and a GML file has to be prepared for each resulting plot.

If the plot subdivision (segregación) you have in mind is not viable, we tell you at the outset. It is better to know before commissioning anything else.

Pines, pools and permits

The project submitted to the town hall for a pool or an extension has to show the plot as it is: setbacks, slopes and trees. We prepare that plan and, when work begins, we set out the pool and the house on the ground so that what is built matches what was approved. On large inland estates, a drone flight adds an orthophoto that makes conversations with heirs and neighbours much easier.

Typical cases in Benissa

A buyer who wants to know whether the dry-stone wall enclosing their property belongs to them or to the neighbour. A family that inherits a country house with 20 hanegadas of almond trees and wants to separate the house from the land. An architect designing a villa above the coves who needs the topography with the Costas line drawn on it.