San Sebastián de los Reyes

Can you build a house on rustic land?

The Madrid region allows no new houses on rustic land. Restoring an existing or listed building is the way.

Ley 9/2001, art. 29. A town plan can be stricter.

Plan in force: Plan General (a full town plan), from 2002. The region's planning viewer ↗

The national urban information system (SIU) maps the land class for 100% of the municipality.

Only the town hall can confirm it, in writing: ask for a certificado urbanístico.

Is there water?

IGME records 153 wells and boreholes in San Sebastián de los Reyes. Half of the 153 with a depth found water at 12–180 m. 6 springs are recorded.

Ground: 86% porous aquifer, medium productivity; 14% porous aquifer, high productivity.

Choosing where to drill takes a hydrogeologist.

What to watch for

• One fire since 2016 reached the municipality: 19 ha, in 2024.
• 3.3% of the municipality lies in the 100-year flood zone; 4% in the 500-year one.
• 2.7% of the municipality is preferential flow zone, where new building is generally banned.
• 21% of the municipality is Natura 2000: new works need the region's consent.
• 17% of the municipality is a protected natural area, whose plan limits what can be done.
• Radon zone I: new and restored homes need radon protection by law.

Living here

• 4G reaches 100% of homes; fibre 100%. Averages for the municipality.
• Rain: 360 mm a year (1971–2000), about 341 by 2041–2070.
• Summer highs: 31.3 °C, about 35.4 °C by 2041–2070.
• Frost days: 50 a year, about 29 by 2041–2070.

Around it

Cobeña · Algete · Alcobendas · Paracuellos de Jarama · Madrid · Colmenar Viejo