Two ways to work with your land
Landowners on Mallorca, Ibiza and Menorca usually have two options. They can sell the plot outright, ideally to someone who understands what can be built on it. Or they can bring the land into a project and take part in what is created there, instead of handing that value to the next owner.
Neither option suits everyone. It depends on your timeline, on how involved you want to be and on what the land actually permits. ON Circle is set up for both conversations.
What makes land valuable here
On the Balearics, land is not simply land. Its classification decides whether and how it can be built on, and urban, developable and rural land follow different rules. A plot with a granted building licence, or a clear path to one, is a very different proposition from a plot where that question is still open. Buyers and investors look at the same points:
- How the land is classified, and what current planning allows
- Whether a building licence has been granted, applied for or not yet started
- Buildable area, height, setbacks and access
- Connections for water, power and drainage
- Title, boundaries and any easements on the land
Rules differ between municipalities and change over time, so each point belongs with your own lawyer and architect. The earlier they are clear, the stronger your position.
Bringing land into a joint project
If you would rather not sell, your land can become the basis of a project: one or more houses designed, built and sold together with investors and the team behind the circle. How your contribution is valued and what share you hold is agreed project by project and set out in writing before anything starts.
That team has spent 30 years building department stores, hotels, restaurants and arenas. It works with a handful of the best builders on the islands, sources from more than 50 factories worldwide, has a Milan-trained interior architect working in Andratx and Son Vida, and a local network that knows how permits get done. Seventeen years on the islands is what turns a plan into a building.
Discretion from the first conversation
Your plot is shared only with verified members of the circle, and the full exposé only under NDA. No sign at the gate, no listing, no public price. You decide who learns the location, and when.
Selling or partnering: how to choose
A sale gives you certainty and speed. You agree a price, sign and step away, and the future of the land becomes someone else’s question. A joint project asks for more patience and involvement. Your return depends on how the project develops, and it comes later, once the house is built and sold or let. In exchange, you take part in the value that a good building adds to a good plot. Many landowners start with one question: how important is it to me to see what happens on this land? The answer usually points the way. We are happy to look at both routes with you before you decide.
How to start
Request an introduction and tell us in a few lines where your land is, roughly how large it is, and what you know about its licence. Oliver Nikoleit reads every application personally and answers in writing within 72 hours; there are no calls. The Founding Circle has 99 seats; each founding member may invite two people.
The value of land lies in what it is allowed to become. Make sure the right people see that first.