Before you ask for quotes, it helps to know what a renovation in Marbella really costs. Prices on the internet vary wildly, so this page uses the reference the Town Hall itself works with: the 2026 average construction values of the Málaga Architects’ Association (COAMálaga). On top of that we add the council taxes, VAT and the items a Spanish quote usually includes, with two worked examples.
This guide is also available in Spanish: reformas integrales en Marbella.
Renovation cost per m² in Marbella (2026)
To calculate the building taxes, Marbella applies a factor to the COAMálaga values depending on how deep the renovation is: 0.75 for a full renovation, 0.50 for a medium one and 0.25 for a light one. These are the resulting figures for medium-quality finishes:
| Property | Full renovation (×0.75) | Medium renovation (×0.50) | Light renovation (×0.25) |
|---|---|---|---|
| Apartment in a detached block (urbanización) | €767/m² | €512/m² | €256/m² |
| Apartment in a terraced street block | €716/m² | €477/m² | €239/m² |
| Townhouse | €828/m² | €552/m² | €276/m² |
| Detached villa | €1,006/m² | €671/m² | €335/m² |
- Full: new layout, plumbing, wiring, floors, kitchen, bathrooms, joinery and finishes (around 75% of the building elements).
- Medium: installations, finishes and joinery, keeping the layout.
- Light: finishes, joinery, glazing and paint.
COAMálaga notes that high-end finishes can be up to 50% more expensive, which is common in Marbella villas: a full villa renovation with high-quality finishes can reach about €1,509/m².
What these figures include, and what they don’t
The values above are the execution cost of the works, called presupuesto de ejecución material (PEM) in a Spanish quote. The price you sign with a builder adds:
- Overheads and profit (gastos generales and beneficio industrial). Public contracts use 13% and 6% as a reference; private builders set their own.
- VAT: 10% for renovating a home when you are a private individual, you use the home privately, it was finished at least two years ago and the materials supplied by the builder don’t exceed 40% of the price. Otherwise, 21%. If you rent the property out as a business, ask your tax adviser which rate applies.
- Council taxes: a licence fee of 0.719% and the construction tax (ICIO) of 4%, both on the execution cost (Marbella tax ordinances 2026).
- Professional fees (architect or technical architect) when the works need a project.
- Street occupation: a skip or scaffolding on the street pays a daily fee (€0.24/m² per day for rubble and materials, €0.59 per linear metre per day for fences and scaffolding).
Example 1: full renovation of a 90 m² apartment
Apartment in a detached block, medium-quality finishes:
| Item | Calculation | Amount |
|---|---|---|
| Execution cost (PEM) | 90 m² × €767 | €69,030 |
| Overheads and profit (reference) | 19% of PEM | €13,116 |
| Quote before VAT | €82,146 | |
| VAT (reduced rate, if you qualify) | 10% | €8,215 |
| Licence fee | 0.719% of PEM | €496 |
| Construction tax (ICIO) | 4% of PEM | €2,761 |
| Approximate total (without professional fees) | €93,618 |
Example 2: full renovation of a 250 m² villa
Detached villa, medium-quality finishes:
| Item | Calculation | Amount |
|---|---|---|
| Execution cost (PEM) | 250 m² × €1,006 | €251,500 |
| Overheads and profit (reference) | 19% of PEM | €47,785 |
| Quote before VAT | €299,285 | |
| VAT (reduced rate, if you qualify) | 10% | €29,929 |
| Licence fee | 0.719% of PEM | €1,808 |
| Construction tax (ICIO) | 4% of PEM | €10,060 |
| Approximate total (without professional fees) | €341,082 |
With high-end finishes (up to +50% on the execution cost), the same villa can go well beyond €450,000. These examples show how the figures add up. They are not quotes.
How to read a Spanish renovation quote
- Mediciones: each item should come with its measurement (m², linear metres, units) and unit price, not a single figure for «full renovation».
- PEM, GG and BI: check the execution cost first, then the percentages added for overheads (GG) and profit (BI).
- Brands and models for what weighs most: flooring, windows, sanitary ware, kitchen and air conditioning.
- Who handles the paperwork: the sworn statement or the building licence, and who pays the council taxes.
- Payment schedule linked to completed work, never most of the price upfront.
- Guarantees: for works covered by the Building Act, the builder is liable for one year for finishing defects, three years for habitability defects and ten years for structural ones.
Ways to keep the cost under control
- Decide the layout before asking for quotes. Moving the kitchen or bathrooms means new drainage and more work.
- Compare at least three quotes with the same measurements and finishes, so you compare prices and not different projects.
- Check the solar and accessibility bonuses: Marbella gives a 95% ICIO bonus on the part of the works that installs solar energy and 90% on accessibility improvements. You apply within 10 working days of filing.
- Keep every invoice. Improvement costs increase the acquisition value of your property when you sell, which can lower your capital gains tax.
Frequently asked questions
How much does it cost to renovate an apartment in Marbella?
Using the COAMálaga 2026 reference, a full renovation with medium-quality finishes costs about €716-767/m² in execution cost, depending on the type of building. Adding overheads, profit, VAT and council taxes, a 90 m² apartment comes to roughly €93,600 before professional fees.
How much does it cost to renovate a villa in Marbella?
A full renovation of a detached villa with medium-quality finishes starts at about €1,006/m² in execution cost, and up to about €1,509/m² with high-end finishes. A 250 m² villa comes to roughly €341,000 with medium finishes, before professional fees.
What taxes do I pay to the Town Hall for a renovation?
A licence fee of 0.719% and the construction tax (ICIO) of 4%, both calculated on the execution cost of the works (Marbella tax ordinances 2026).
Is VAT 10% or 21% on a renovation in Spain?
10% when a private individual renovates a home they use privately, finished at least two years ago, and the materials supplied by the builder are no more than 40% of the price. In other cases, 21%.
Sources
- COAMálaga, 2026 average construction values (modules and high-quality range).
- Marbella Town Hall, 2026 tax ordinances: ICIO, licence fee, street occupation fees and the municipal technical regulation (renovation factors).
- Law 37/1992 on VAT, art. 91 · Royal Decree 1098/2001, art. 131 · Law 38/1999 (Building Act), art. 17 · Law 35/2006, art. 35.
Figures checked on 21 September 2026 against the 2026 values and ordinances. Taxes change every year: check the current version before you file.
Planning a renovation in Marbella? Tell us about the works (type of property, size and what you want to change) and we’ll put you in touch with a local builder. Request a renovation quote