Coastline & building potential

    loi Littoral and PADDUC: what can still be built in Corsica

    The difference in value between a buildable plot and the same plot classified as a natural coastal zone commonly ranges from 1 to 10. Many Corsican owners are unaware that land that has « always been buildable » no longer is, following alignment of their PLU (local development plan) with the PADDUC. We check before giving you a price.

    Check whether I can build View local development plans (PLU) by commune

    Four key points to know

    100-metre coastal strip

    Outside already developed areas, all new construction is prohibited there in principle. The distance is measured from the shoreline, not the property boundary.

    Areas close to the shoreline

    Only limited expansion of development is permitted here, and it must be justified in the local development plan (PLU). The depth of the zone varies from one commune to another.

    Continuity with existing built-up areas

    Since the loi ELAN, new buildings must extend existing towns and villages. An isolated plot is not buildable, even if it has utility connections.

    PADDUC and strategic agricultural areas

    Local development plans (PLU) must comply with the PADDUC. Land designated as a strategic agricultural area remains unavailable for housing development, whatever its surroundings.

    Essential guides

    The loi Littoral coastal planning law in Corsica

    Adopted in 1986, the loi Littoral (French coastal planning law) applies throughout all Corsican communes bordering the sea. It does not prohibit building: it regulates it according to distance from the shore and continuity with existing development.

    The PADDUC

    Communes' local development plans (PLU) must comply with Corsica's sustainable planning and development plan (PADDUC). It maps strategic agricultural areas and specifies how the loi Littoral (coastal planning law) applies across the island.

    Outstanding natural areas and undeveloped buffer zones

    Some coastal areas are protected as outstanding natural areas: protection is almost absolute, extending well beyond the 100-metre strip.

    Selling land without building rights

    Land that cannot be built on is not worthless: whether for agriculture, grazing, recreation or private enjoyment, it has a market — provided it is presented honestly and valued appropriately.

    Have your plot checked

    We consult the zoning in the local development plan (PLU), the PADDUC and applicable easements, then call you with an initial assessment and an indicative value — whether the land can be built on or not. Free and without obligation.

    For guidance only: only the planning certificate issued by the town hall can be relied on legally. Published documents can be viewed on the Géoportail de l'urbanisme planning portal.

    Non-contractual information: only the planning certificate issued by the town hall is authoritative. Data controller: Corse Patrimoine Immobilier, Porto-Vecchio. Purpose: responding to your request for checks and sales follow-up. Retention: 3 years from the last contact. Rights of access, rectification, erasure, objection and restriction of processing, and the right to lodge a complaint with the CNIL, the French data protection authority. Details in our privacy policy .

    Planning by coastal commune

    Porto-VecchioBonifacioAjaccioBastiaCalviSartèneProprianoL'Île-RousseFigariSainte-Lucie-de-Porto-Vecchio

    Frequently asked questions

    Does the loi Littoral coastal planning law apply throughout Corsica?

    It applies to communes bordering the sea and certain bodies of water, covering most of the island's coastline. Inland communes are subject only to their PLU (local development plan) and the PADDUC.

    My land used to be buildable. Is it still?

    Not necessarily. Successive changes to bring local development plans (PLU) into line with PADDUC have reclassified many plots as agricultural or natural land. Only a recent planning certificate can confirm this.

    Does land that cannot be built on still have value?

    Yes, but its value is not comparable to that of a building plot. Its value depends on possible uses: agriculture, grazing, recreation, access, water and views. DVF transaction data for the commune provides reliable benchmarks.

    Can an existing house be extended in a coastal zone?

    Sometimes, through a limited extension, depending on zoning and location within areas close to the shore. The answer depends strictly on the current local development plan (PLU) and the planning certificate.

    Who provides legally authoritative information?

    The town hall, through a planning certificate. Published documents can be viewed on the Géoportail de l'urbanisme planning portal. Our pages are explanatory and do not replace these sources.

    Do you need to tell the buyer about coastal planning restrictions?

    Yes. The seller must provide honest information about whether the land can be built on. Selling land as buildable on the strength of an old certificate leaves the seller open to a claim to annul the sale or reduce the price.