Our Methodology

We begin by obtaining the current municipal regulatory plan (plan regulador comunal) applicable to the property. This isn't always straightforward—some communes have multiple regulatory instruments affecting different zones, and amendments can supersede original provisions.

We verify the property's exact zoning classification and identify all applicable regulations including height limits, constructibility coefficients, occupancy coefficients, setback requirements, slope regulations, parking standards, and density limits. We also check for any special conditions such as heritage zone restrictions, flood risk areas, or pending regulatory modifications.

This foundation is critical. Many development feasibility problems arise from incomplete or outdated regulatory information. We ensure our analysis starts with accurate, current regulatory data.

We document the property's physical characteristics that affect development capacity. This includes total land area, dimensions, street frontage, topography, existing structures, and access points. We verify this information against official cadastral records.

Property boundaries matter significantly when calculating setbacks and buildable area. A few meters difference in lot width can affect the entire project configuration, particularly on smaller properties where setback requirements consume a larger proportion of available space.

We also identify any easements, rights of way, or other encumbrances that reduce the effective developable area. These restrictions aren't always immediately obvious from property listings but can substantially impact project feasibility.

Using the regulatory parameters and property characteristics, we calculate the maximum building envelope—the three-dimensional space within which construction is permitted. This involves applying constructibility and occupancy coefficients, height limits, setback requirements, and slope regulations.

This calculation determines the maximum gross floor area possible on the property. However, gross area isn't the same as usable area. Circulation spaces, structural elements, and mandatory common areas consume significant space, particularly in multi-story buildings.

We provide both maximum gross buildable area and realistic estimates of usable area based on typical efficiency ratios for the building type contemplated. This gives a more accurate picture of actual development potential.

For residential development, we calculate the maximum number of dwelling units permitted based on density regulations and practical unit sizing. We consider both regulatory density limits (units per hectare) and the physical constraints of fitting units within the building envelope.

Parking requirements often become the limiting factor in high-density projects. We calculate the number of parking spaces required based on unit count and size, then assess whether these spaces can physically fit on the property along with the required circulation ramps and maneuvering areas.

In some cases, parking requirements force a reduction in unit count below what density and constructibility coefficients would otherwise allow. Identifying this constraint early prevents pursuing infeasible project configurations.

We compile our findings into a comprehensive report that presents the information clearly and accessibly. The report includes all relevant regulatory parameters, our calculations showing how these parameters apply to the specific property, and clear statements of maximum building capacity.

We include diagrams showing the building envelope, setback areas, and how the maximum buildable area relates to the property boundaries. Visual representations make the regulatory constraints easier to understand than text descriptions alone.

The report also identifies any particular challenges or opportunities specific to the property. For example, irregular lot shapes that complicate efficient building layout, or favorable corner lot conditions that provide development advantages.

Our goal is to provide you with complete information to make informed decisions. You'll know exactly what can be built, what the constraints are, and what factors most significantly affect the development potential of the property.