Building eligibility & zoning
Planning & Local Development Plans (PLU) in Corsica
In Corsica, a plot's value is rarely determined by its price per square metre: it is determined by the zoning plan. Loi Littoral (coastal planning law), PADDUC, outstanding natural areas, strategic agricultural zones — two neighbouring plots can have radically different prospects. This section explains how to read a PLU (local development plan), where to consult it, and what zoning means in practice when selling or buying, commune by commune.
The four main zones in a PLU local development plan
All communes with a local development plan use the same zoning system. The letter assigned to your plot determines the essentials.
Built-up areas connected to utilities: these offer the greatest scope for building.
Land reserved for future development. 1AU: buildable subject to conditions. 2AU: requires a prior amendment to the local development plan (PLU).
Reserved for agricultural activity. Standard housing is excluded; extensions and outbuildings to existing properties are tightly regulated.
Protected areas. Virtually no development permitted outside explicitly designated STECAL (small, limited-capacity development zones).
Checking whether land can be built on: the approach
1. Identify the plot
Cadastral references (section and number): these appear on your property tax notice or the online cadastre. Without them, zoning cannot be reliably assessed.
2. Read the zoning in the local development plan (PLU)
The zoning map shows the zone (U, AU, A, N) and overlapping requirements: reserved sites, protected woodland, planning and development guidelines (OAP), risks.
3. Check the zone regulations
Building footprint, maximum height, setbacks, parking, external appearance: this document determines what you can actually build.
4. Request a planning certificate
The project-specific planning certificate (CUb) is binding on the local authority and fixes the applicable rules for 18 months. It is the only document that provides real certainty for a land sale.
Local development plans (PLU), commune by commune
Zoning, coastal restrictions, easements and frequently asked questions: a dedicated page for each of the communes where we work most often.
Corse-du-Sud
PLU
Local development plan (PLU) for Porto-Vecchio
Coastal commune subject to the loi Littoral coastal planning law and the PADDUC regional development plan: building eligibility here is among the most closely scrutinised in Corsica.
ViewPLU
Local development plan (PLU) for Bonifacio
Protected site status, the Bouches de Bonifacio nature reserve and the loi Littoral, France's coastal planning law: one of the island's most tightly regulated areas.
ViewPLU
Local development plan (PLU) for Ajaccio
Planning document for a prefectural commune: controlled densification of the centre and regulation of hillside development.
ViewPLU
Local development plan (PLU) for Sartène
An extensive area combining a protected historic centre, agricultural hinterland and unspoilt coastline.
ViewPLU
Local development plan (PLU) for Propriano
Small coastal commune in the Valinco, with strong seasonal pressure and scarce land.
ViewPLU
Local development plan (PLU) for Figari
Commune in the far south, characterised by the airport and extensive agricultural land.
ViewPLU
Local development plan (PLU) for Sainte-Lucie-de-Porto-Vecchio
The coastal part of Zonza: sought-after built-up areas alongside vast natural spaces.
ViewHaute-Corse
PLU
Local development plan (PLU) for Bastia
An area constrained between sea and mountains: development potential depends primarily on urban regeneration.
ViewPLU
Local development plan (PLU) for Calvi
Coastal tourist commune: balancing seaside development pressure with the protection of natural areas.
ViewPLU
Local development plan (PLU) for L'Île-Rousse
Compact seaside commune: densification of existing built-up areas rather than urban expansion.
ViewFrequently asked questions
What exactly is a local development plan (PLU)?
The local development plan (PLU) sets construction rules for each commune: where you can build (zoning) and how (regulations). Planning permission must comply with it. Where there is no PLU, a municipal planning map or the much more restrictive national planning regulations (RNU) apply.
How can I view my commune's local development plan (PLU) in Corsica?
The legally binding document can be consulted free of charge at the town hall's planning department and, for most communes, on the Géoportail de l'urbanisme. Beware of outdated versions circulating online: only the version currently in force counts.
Why is the loi Littoral coastal planning law so decisive in Corsica?
Almost all of Corsica's sought-after communes are coastal. The loi Littoral coastal planning law establishes a general prohibition on building within the 100-metre coastal strip outside built-up areas, requires development to adjoin existing built-up areas, and protects areas of outstanding natural interest. It takes precedence over the local development plan (PLU) in the event of a conflict.
What is PADDUC and how does it affect me?
Corsica's sustainable planning and development plan is binding on local planning documents. It identifies, among other things, strategic agricultural areas (ESA) and outstanding or distinctive landscape areas (ERC), which can make land unbuildable even if an older municipal planning document gave it a favourable classification.
Can land still be sold if it cannot be built on?
Yes, but at a price that is not comparable to that of a building plot: agricultural, grazing, recreational or amenity use. Stating the zoning clearly from the outset avoids preliminary sale agreements falling through at the planning certificate stage.
Does zoning affect the value of my existing property?
Significantly. A house on a divisible plot in an urban zone is worth more than an identical house on a plot that cannot be divided: the remaining development potential adds value. We systematically factor this into our valuations.
Unsure whether your land can be built on?
We check your plot's zoning, applicable easements and potential to increase its value free of charge — before even discussing a sale.