In short
- The Construction Information System (BIS) has a public map and list of current construction.
- The spatial plan on the Geoportal shows what may be built on neighbouring land.
- An empty plot next door always deserves a check.
- If BIS has nothing, ask the municipal building authority.
Why check for construction nearby
New construction can change what you are paying for: the view, the light, the noise, parking and even the price. Sometimes the effect is positive, such as a new shop or a tidied-up park. Sometimes it means several years of a building site under your window.
Plans count, not only what has already started. Construction usually begins with a building intention, then comes the building permit, and only then the site.
Building permits on the BIS map
The Construction Information System (BIS, bis.gov.lv) has a public section called "Sabiedrības informēšana" (Public information). It has two useful tools:
- Current construction map. It shows building intentions and projects. Find your building and look around it.
- Current construction list. The same data as a searchable list.
Part of each construction case is publicly available. The full set of documents is open only to the parties to the case and to authorities.
The spatial plan: what may be built
BIS shows specific projects. The spatial plan (teritorijas plānojums) shows what may be built on a piece of land in future, even if there is no project yet.
Municipal spatial plans and detailed plans are published on the national Geoportal (geolatvija.lv) in the "Teritorijas attīstības plānošana" (Spatial development planning) section. There you can see, for example, whether the land next door is zoned for multi-storey housing, industry or green space. Plans open for public consultation are published there too, and you can submit your opinion.
On the m²cena map, clicking a land plot also shows its permitted use, such as "multi-storey residential area" or "nature and green space area".
| What you see next door | What to check | Where |
|---|---|---|
| Empty plot | Permitted use and building intentions | Geoportal, BIS map |
| Old factory or warehouse | Whether redevelopment or new housing is planned | BIS map, detailed plans |
| Green area or woods | Whether it will stay green | Spatial plan |
| Wide street | Whether widening or a tram line is planned | Municipal transport plans |
| Abandoned building | Whether it is on the derelict buildings list | Municipal derelict buildings list |
A 20-minute check
- Open the BIS current construction map and look 300–500 m around the building
- On the Geoportal, check the permitted use of neighbouring plots
- See whether any public consultations are open
- Walk around and look for site boards with project details
- Ask the seller and neighbours whether they know about any plans
- If in doubt, ask the municipal building authority
What it means for the price
Planned construction isn't automatically bad news. A new residential project can bring shops and a tidier area, and it can lift prices in the neighbourhood. But if you are buying for the view or the quiet, make sure it will stay.
If there will be a building site next door, expect noise and dust. On checking noise, see our article on noise.
Common questions
Where can I see building permits on a map?
The public section of the Construction Information System (BIS) has a current construction map and list.
How do I find out what may be built on the land next door?
In the municipal spatial plan, published on the Geoportal in the "Teritorijas attīstības plānošana" section.
Does the BIS map show all construction?
No. Projects without coordinates aren't shown, and locations can be imprecise. If in doubt, ask the building authority.
Can I object to construction next door?
You can submit your opinion during public consultations on spatial and detailed plans. For your specific rights, talk to a lawyer.
Sources
- Sabiedrības informēšana: būvniecība · Būvniecības informācijas sistēma (BIS)
- Aktuālās būvniecības karte · Būvniecības informācijas sistēma (BIS)
- Ģeoportāls: teritorijas attīstības plānošana · Valsts reģionālās attīstības aģentūra
This article is for information only and is not legal, financial or tax advice. It may contain mistakes or be out of date, so check it against official sources or with a specialist before you decide. m²cena accepts no liability for any loss or damage arising from the use of the information in this article.