How Much Does a Complete Renovation Cost in Orihuela Costa in 2026?

The short answer: what should you budget?

For early planning, a complete property renovation in Orihuela Costa will often fall somewhere between €600 and €1,500+ per square metre, before unusual structural work, professional fees, licences, VAT and other project-specific costs are fully confirmed.

That broad range is intentional. The price depends on the condition of the building, the amount of demolition, changes to the layout, the number of bathrooms, kitchen specification, windows and doors, exterior work, access and the quality of the finishes.

These figures are planning ranges, not quotations. A reliable price can only be prepared after the property, drawings, specification and exclusions have been reviewed.

Example renovation budgets

The following examples illustrate why property size alone does not determine the cost:

A smaller apartment can have a relatively high cost per square metre because kitchens, bathrooms, electrical panels and fixed preliminaries are concentrated into a smaller area. A villa may add costs that do not exist in an apartment, including roof repairs, façades, drainage, gardens, boundary walls and pool work.

What does a complete renovation normally include?

A genuine complete renovation may include:

• Site protection, demolition and licensed waste removal.
• New internal distribution and masonry.
• Complete electrical installation and lighting points.
• New hot- and cold-water plumbing, drainage and sanitary connections.
• Waterproofing in wet areas and on affected terraces.
• Kitchen units, worktops and agreed appliances.
• Bathrooms, sanitaryware, taps, screens and tiling.
• Flooring, wall finishes, plastering and painting.
• Internal doors, wardrobes and other carpentry.
• Windows and exterior doors where specified.
• Air-conditioning, heating or ventilation systems.
• Testing, cleaning, documentation and handover.

The word “complete” is not a technical specification. Every quotation should state exactly what is included, what is excluded and which products are provisional allowances.

The eight factors that change the price most

1. Existing condition

Damp, failed waterproofing, obsolete wiring, corroded pipes, weak drainage or badly executed earlier alterations can increase both the work and the uncertainty. A careful inspection reduces risk, although concealed defects may only become visible after demolition.

2. Layout changes

Moving walls, kitchens or bathrooms can substantially improve a property but may require new drainage routes, ventilation, electrical circuits, floor preparation and door openings.

3. Structural work

New openings, removal of load-bearing elements, roof alterations and extensions may require technical design, calculations, temporary supports, municipal authorisation and professional supervision.

4. Kitchens and bathrooms

These rooms contain the highest concentration of installations and products. Cabinetry, worktops, appliances, sanitaryware, concealed cisterns, taps and tile selections can move the budget quickly.

5. Windows and exterior doors

Opening type, dimensions, frame system, colour, glazing, solar control, shutters and installation details all affect price. Coastal exposure also makes material and fixing quality important.

6. Finish level

Large-format tiles, natural stone, bespoke joinery, specialist lighting and premium fittings require more expensive products and can also add labour, preparation and longer lead times.

7. Access and logistics

Apartment access, lift restrictions, narrow streets, parking, working hours, waste routes and protection of shared areas can increase preliminaries and labour.

8. Decisions made after work begins

Late changes are frequently more expensive because completed work may need to be removed, products reordered and other trades rescheduled. A clear specification before construction is one of the strongest forms of cost control.

Apartment renovation costs in Orihuela Costa

For an apartment, check the community statutes and establish how materials and waste can move through the building. Exterior windows, façade elements, terrace enclosures, awnings and service routes may affect common elements or the exterior appearance.

The internal floor area is only one part of the calculation. The number of bathrooms, kitchen layout, electrical capacity, plumbing routes, floor levels and access can be more influential than a small difference in area.

Villa renovation costs in Orihuela Costa

Villa projects often combine interior renovation with roofs, façades, terraces, drainage, external lighting, pool surrounds, landscaping, walls and gates. Treating all of these as one undefined total makes quotations difficult to compare. Divide the budget into clear work packages and decide which external areas are essential for the first phase.

Costs that may sit outside the building quotation

Ask whether the following are included:

• Architect, technical architect, engineer or specialist reports.
• Surveys, structural calculations and measured drawings.
• Municipal fees, taxes, licences and public-space occupation.
• Community permissions or deposits.
• Kitchen appliances, decorative lighting and loose furniture.
• Utility upgrades or new supply contracts.
• Storage, temporary accommodation and travel.
• Pool equipment, landscaping and boundary work.
• VAT.

An attractive low total can simply mean that important items have not yet been priced.

VAT on renovation work in Spain

The general VAT rate is normally 21%. A reduced rate of 10% may apply to certain renovation or repair work when every statutory condition is satisfied, including requirements concerning the recipient, use and age of the dwelling, and the proportion of materials supplied by the contractor.

Do not assume that the reduced rate applies to the whole project. Confirm the treatment with the contractor and an appropriate tax adviser. The Spanish Tax Agency explains the applicable VAT conditions.

Licences, technical documents and community approval

Decoration, internal redistribution, structural work, extensions, façades, pools and occupation of public space do not necessarily follow the same municipal procedure. Current application forms can be found on the Ayuntamiento de Orihuela forms page.

In an apartment or community development, municipal permission and community approval are separate matters. Changes affecting structure, safety, common elements or external appearance require particular care.

How much contingency should you keep?

For a well-investigated, clearly specified project, many owners begin with a contingency of around 10%. An older, altered or poorly documented property may justify 15–20% or more until demolition and investigation reduce the uncertainty.

Contingency is for genuine unknowns and necessary responses, not an invitation to add upgrades without tracking them.

How to obtain a reliable quotation

1. Provide the property address, approximate area, photographs and known documentation.
2. Arrange a site inspection.
3. Define the target layout and intended use.
4. Identify structural and technical requirements.
5. Prepare drawings and a written specification.
6. Confirm the likely permission route.
7. Price the same scope and product allowances.
8. Record exclusions, provisional sums, VAT and payment stages.
9. Agree how variations will be priced and authorised.
10. Keep a separate contingency and owner-supplied-items budget.

How to keep the budget under control

• Decide the layout before selecting finishes.
• Prioritise structure, waterproofing and installations.
• Use named product references or realistic allowances.
• Compare like with like, not headline totals.
• Approve every material change in writing.
• Record its cost and effect on the programme.
• Avoid ordering products before dimensions are verified.
• Review progress and budget at agreed milestones.

Renovating while living abroad

Remote renovation is entirely possible when authority, communication and evidence are organised before work begins. Agree one main contact, a weekly reporting format, approval records, payment stages, photographs of concealed work and a documented handover. Our separate guide, Renovating a Property in Spain While Living Abroad, explains the system in detail.

Frequently asked questions

Can I get a fixed price from photographs?

Photographs are useful for an initial conversation, but they cannot reveal concealed installations, precise dimensions, access conditions or structural issues. A dependable quotation requires inspection and a defined scope.

Is an apartment always cheaper than a villa?

Usually the total is lower because the area is smaller, but the cost per square metre can be higher. Apartments also have access, community and working-hour constraints.

Should I buy the kitchen, tiles and sanitaryware myself?

It can work, but responsibility for dimensions, compatibility, delivery, damage, storage, missing parts and delays must be clear. Contractor-supplied products may simplify coordination and warranty responsibility.

How long does a complete renovation take?

The programme depends on design, permissions, structural work, product lead times and project size. The construction period should only be confirmed after the scope and procurement schedule are understood.

Can work begin before the licence is resolved?

Do not assume so. The correct procedure and any required approvals should be confirmed before relevant work starts.

Request a renovation assessment

HURPOMAR is based in Cabo Roig and has worked in Orihuela Costa since 1995. If you are planning a complete apartment renovation, villa transformation, extension or major building project, send us the property location, approximate size, photographs and your objectives.

We can review the initial information and discuss the most appropriate next step in English or Spanish.

Important: Prices in this guide are indicative planning ranges only and are not a quotation. Every property, design, permission route and specification must be assessed individually. This article provides general information and does not replace legal, tax, architectural or engineering advice.