What does a renovation cost?
A 50 m² flat does not cost half as much to renovate as a 100 m² one: the kitchen and bathrooms are much the same size and take 40 to 55 per cent of the budget in a smaller flat. According to estimates from our local partners, the following indicative ranges apply in 2026, including 10 per cent VAT (IVA):
| Type of work | Scope | Indicative price per m² | Duration |
|---|---|---|---|
| Refresh | Paint, flooring, sanitaryware, lighting, doors | 250–450 euros | 2–4 weeks |
| Mid-level renovation | As above plus kitchen, one bathroom and new wiring | 700–1,000 euros | 6–10 weeks |
| Full renovation | All services, tiling, two bathrooms, kitchen, internal joinery, air conditioning | 1,000–1,300 euros | 10–16 weeks |
| Full, high-spec finish | As above with premium materials and bespoke joinery | 1,400–2,200 euros | 16–24 weeks |
The reduced 10 per cent VAT rate generally applies to renovations of homes more than two years old, provided the materials supplied by the contractor do not exceed 40 per cent of the taxable base. Ask for labour and materials to be quoted separately.
Prices on the coast are typically 15 to 25 per cent above the Spanish average, owing to foreign demand, the salty climate and the logistics of residential complexes. Ducted air conditioning adds 4,000 to 9,000 euros. Keeping the kitchen and bathroom where they are can save 6,000 to 12,000 euros.
Permits: notification or building licence
Under the Andalusian planning law LISTA, most interior renovations only require a declaración responsable, a declaration made under your own responsibility. You submit the documents, pay the fee and may start the same day; the town hall checks afterwards. This covers floors, tiling, a kitchen or bathroom in the same position, services, non-load-bearing walls and windows that leave the façade unchanged. The fee plus construction tax (ICIO) usually amounts to 0.5 to 4 per cent of the declared building cost.
A full building licence with an architect's project is needed as soon as you touch the structure, alter the façade (including enclosing a terrace), add volume, change the use, build a pool or work in a protected historic centre. The project costs an indicative 4 to 8 per cent of the building cost. Lead times vary widely: an indicative 3 to 5 months in Fuengirola and Torremolinos, 6 to 12 months in Marbella. Filing a notification for work that needs a licence offers no protection; the town hall can halt the works. If in doubt, the planning department will give a written answer free of charge.
What is allowed in a community of owners?
Inside your own home you decide; common elements are decided by the meeting of the comunidad. You may renew walls, floors and services up to the connection point. Windows in a different colour or style need approval, because the façade is shared. Enclosing a terrace is rarely possible: it requires a resolution of the meeting, often unanimous, plus a building licence. Request the statutes and internal rules before you buy; many complexes have detailed rules on awnings, balustrades and windows.
Which works pay for themselves?
Three interventions are most often recovered on resale:
- Opening the kitchen to the living room (indicatively 9,000–20,000 euros). First have a building surveyor (aparejador, around 200–400 euros) confirm that the wall is not load-bearing.
- A completely renewed main bathroom (indicatively 5,000–11,000 euros), with a level-access shower instead of a bath.
- Thermally broken window frames with low-emissivity glass (indicatively 5,000–12,000 euros). Close to the sea, choose a coating rated for marine conditions.
Ducted air conditioning and a usable terrace also carry weight here. Complex home automation, very personal finishes and renovating beyond the price level of the neighbourhood rarely pay back. A full renovation typically recovers 70 to 100 per cent of its cost on sale.
In an example from our partners, a 56 m² flat in Fuengirola bought for 255,000 euros needs around 74,500 euros of renovation. Buying at market price, renovating and reselling produces a loss, because buying and selling costs total 15 to 19 per cent. For your own use or long-term letting it can still make sense.
Keep every invoice
Improvements that enlarge the property, make it more habitable or extend its life are added to the purchase price on sale and so reduce the taxable gain. Ordinary maintenance does not count. You need a full invoice showing VAT, in the owner's name and paid by bank transfer. See also capital gains tax for non-residents, and seek advice from an independent tax adviser.
A practical approach
- Bring a contractor to the second viewing, before signing the arras (the preliminary purchase contract).
- Obtain three quotes, itemised by trade.
- Pay no more than 30 to 40 per cent up front; the rest as work progresses.
- Some banks finance purchase and renovation in a single mortgage, provided the plans are submitted with the application. See financing.
How CostaVista can assist
CostaVista helps you factor a renovation budget into your purchase decision, review the community statutes in good time and involve the right professionals at the right moment. Browse our properties or contact us.
General information, as of October 2026. This is not legal, tax or financial advice; for your own situation, consult an independent specialist.