Typical timeline of a new-build development

When you buy new build off-plan, you are buying a timeline as much as a home. Knowing what happens at each phase — and how long it really takes — lets you manage expectations, spot problems early and negotiate from an informed position. This article traces the typical timeline of a Costa Blanca new-build development, from land acquisition to the first turn of your key.

Before construction: what you do not see

Land acquisition (6-24 months before start)

The developer buys developable or urban land. Before building, they must verify classification, charges and planning parameters.

Design and building permit (6-12 months)

An architect designs the project. The building permit (licencia de obra mayor) is applied for at the town hall. Approval times vary enormously: 3-4 months in some Costa Blanca municipalities, 8-12 in others. Permit delays are the most frequent cause of construction start delays.

Marketing (overlaps with above)

Many developers start selling before obtaining the permit — in 'pre-launch' phase. Legal as long as deposits are guaranteed. When sufficient sales are reached (30-50 %), the developer secures bank financing and construction begins.

The construction phases

Phase 1 — Earthworks and foundations (months 1-3)

Excavation, ground preparation, foundations (footings, piles or slab depending on terrain). If there is a basement (garage), retaining walls or underground structure. The least visible but most critical phase.

Phase 2 — Structure (months 3-8)

The building skeleton: columns, beams, floor slabs. The structure grows floor by floor at 2-4 weeks per floor. The most visible phase. Key milestone: when the structure reaches the top floor and the roof is completed ('topping out'). From here, finishing timelines become more predictable.

Phase 3 — Envelope and roof (months 8-12)

Facades (brick, panel, concrete), windows, roof. Once closed, interior work can proceed regardless of weather.

Phase 4 — Services (months 10-16)

Electrics (wiring, distribution boards, sockets), plumbing (hot/cold water, drainage), HVAC (air-con ducts, aerothermal units, underfloor heating), telecoms (fibre optic), fire protection (detectors, extinguishers).

Phase 5 — Interior finishes (months 14-20)

The longest and most visually impactful phase: partition walls, tiling and flooring, interior carpentry (doors, fitted wardrobes), painting, sanitary ware, kitchen (units, worktop, appliances). This is where 'basic', 'mid' and 'premium' quality differences become evident.

Phase 6 — Communal areas and landscaping (months 18-24)

Pool (excavation, tank, filtration, solarium), gardens (irrigation, planting, exterior lighting), garage (painting, signage, ventilation, automatic doors), communal interiors (lobby, lifts, stairs, bin room), external urbanisation (pavements, roads, street lighting).

Phase 7 — Snagging and final licences (months 22-26)

The developer applies for the final works certificate and the first-occupation licence (LPO) from the town hall. The LPO certifies the building complies with planning regulations and is habitable. Without it, you cannot sign the deed or activate permanent utilities.

Simultaneously, snagging is carried out: a detailed review of each home to detect and correct minor defects. The buyer can (and should) participate before signing the deed.

Phase 8 — Deed and key handover (months 24-30)

With the LPO granted, the developer calls buyers for deed signing at the notary. Remaining balance is paid, mortgages signed, keys handed over.

Real timelines vs promised timelines

Developers typically announce 18-24 month delivery from construction start. Effective timelines are usually 24-36 months, considering: permit delays (3-12 months before construction even starts), construction delays (material supply, labour shortages, weather), LPO delays (2-6 months after construction completion).

Practical advice: to the developer's stated delivery date, add 6-9 months as a realistic margin.

What to watch during construction

Key checkpoints: structure completion (verify dimensions match your plan), envelope (check windows are the contracted brand/model), services (confirm aerothermal and electrical points per contract), finishes (conduct a detailed snagging visit before signing the deed — note every defect, however small).

Frequently asked questions

Can I visit during construction?

Depends on the developer. Many allow programmed visits (appointment, hard hat, accompanied). You cannot access alone — it is a safety-risk work zone. If not offered, request in writing.

What if construction stops?

A prolonged stoppage (3+ months) is a warning sign. Possible causes: developer financial problems, permit disputes, serious technical issues. Contact your lawyer and verify the bank guarantee status on your deposits.

Can I refuse the home if it does not match the contract?

Yes. If significantly different (inferior finishes, smaller area, different layout), you can refuse to sign until corrected. For minor defects, you can sign with notarial record of pending corrections. Lawyer assistance recommended either way.

How much does a new home cost to maintain in year one?

Beyond mortgage: IBI (€300-800/year), community fees (€80-150/month with pool/garden), home insurance (€200-400/year), utilities (€100-200/month). Total: €4 000-6 000/year in fixed ownership costs.

Are defects found after completion covered?

Yes, within guarantee periods: 1 year (finishes), 3 years (habitability), 10 years (structure). Document defects with photos, notify the developer in writing, and request repair. If unresponsive, the decennial insurance and legal guarantees protect you.

If you are following your future home's construction — or thinking of starting —, explore our available properties or contact us for a personalised consultation.