What renovations actually cost on the Costa del Sol in 2026

Why Spanish renovations cost more than UK buyers expect

Spanish builder quotes are notoriously optimistic — and almost always exclude IVA (21% VAT), municipal licences, architect fees and project management. As a rule of thumb, add 25–30% to any verbal budget before you take it seriously. Then add another 10% contingency, because hidden water damage, asbestos in 1970s pool decks and 1990s wiring that doesn't meet current code are genuinely common discoveries on the Costa del Sol.

Typical 2026 prices (mid- to high-end finish)

• Full villa refurbishment, mid-range: €1,200–€1,800/m²
• Full villa refurbishment, high-end: €2,200–€3,500/m²
• Ultra-prime turn-key (Sierra Blanca, La Zagaleta level): €4,000–€6,500/m²
• New kitchen, mid-range: €12,000–€25,000
• New kitchen, designer: €40,000–€90,000
• New bathroom (mid): €6,000–€12,000
• New bathroom (high-end): €15,000–€35,000
• Pool resurface (10×5 m): €8,000–€14,000
• New infinity pool (10×5): €45,000–€95,000
• Full landscape redesign (1,500 m² plot): €40,000–€120,000

Licences — the part that catches buyers out

Spanish municipal licences are not optional and not cosmetic. There are two main categories:

• Obra menor (minor works): 4% of declared budget, 4–8 weeks to issue. Covers most cosmetic work that doesn't change the property's volume.
• Obra mayor (major works): Up to 6% of declared budget, 4–9 months to issue, requires an architect's project. Mandatory for any structural change, extension or significant pool work.

Starting work without the licence carries fines of up to 50% of the works value, plus an order to demolish. Marbella's planning office is one of the strictest in Spain post-2010 — assume zero tolerance.