Where buyers get caught out
Buyers sometimes assume that a gate or wall at the end of the garden makes the shore private. If the Camí de Cavalls or a coastal easement runs there, public passage must be respected, and any new structure may be unlawful.
The legal layers on the Menorca coast
| Layer | What it means |
|---|---|
| Coastal public domain | Shore, beaches and cliffs to the official boundary: public property |
| Transit easement | A strip along the coast kept free for public passage |
| Protection easement | Usually 100 metres inland in undeveloped areas; building restricted |
| Camí de Cavalls | Public coastal path around the island, with its own regulation |
| Natural areas | Parks and protected landscapes along much of the coast |
What we check
- The official coastal boundary and where it falls on the plot.
- Whether the house, terrace, pool or jetty lies in the public domain or the easements.
- The route of the Camí de Cavalls and any existing agreements on it.
- Licences for existing buildings and what works are permitted.
- Natural area protection, such as around S'Albufera des Grau.
Renovating near the sea
Inside the protection easement, works on existing buildings are possible but limited, and often need the coastal authority's authorisation in addition to the municipal licence. Plans for a new pool, an extra floor or a larger terrace must be checked before buying. See planning lawyer in Menorca.
Where it matters most
Coastal questions are frequent in Fornells, Es Grau, Binibeca, Cala Morell and Cala en Porter. See also buying a country house. Menorca.law is part of Castell.law.
An illustrative example
Based on situations we commonly see; not a specific client. A buyer of a house near Fornells planned to fence the garden down to the rocks. Our review showed that the Camí de Cavalls ran along the edge of the plot and part of the garden was inside the transit easement. The buyer kept the house, redesigned the garden and avoided a sanction.
Before you sign or pay, ask a lawyer
Send us the document, the listing or a short summary of the problem. A lawyer will tell you what matters, what it could cost you and what to do next.
Questions about coastal property in Menorca
Can I close off the coast in front of my house?
Not where the public domain, the transit easement or the Camí de Cavalls apply. Public passage must be respected.
Can I renovate a house inside the protection easement?
Usually within limits and with authorisations; enlargements are generally restricted.
How do I know where the coastal boundary is?
We check the official boundary plans against the plot and the registry.
Does the Coastal Law affect value?
Yes. Limits on works and use should be reflected in the price.
Can I rebuild a house inside the protection easement?
Rebuilding or enlarging is generally restricted. Maintenance and certain improvements may be allowed with authorisation.