Complete Home Renovation Guide for Expats on the Costa del Sol (2026)
Everything you need to know before renovating your apartment or villa on the Costa del Sol: costs, permits, choosing materials, and avoiding common mistakes.
Buying a property on the Costa del Sol is one thing getting it renovated to the standard you expect is another challenge entirely. Whether you've just purchased a resale apartment in Fuengirola, an older villa in Marbella, or a townhouse in Benalmádena, this guide will walk you through what to expect, what to budget, and how to get the renovation done right.
Why renovating in Spain is different
Many expat homeowners arrive with experience from the UK, Germany, Scandinavia or elsewhere — and quickly discover that the renovation process in Spain works differently. Timelines are longer, paperwork is more involved than expected, and finding a reliable, English-speaking contractor who can handle everything end-to-end is genuinely difficult.
The good news: the Costa del Sol has a mature renovation market with experienced professionals who work with international clients every day. Knowing how the system works puts you at a significant advantage.
Step 1: Understand what permits you need
Spanish building regulations distinguish between two main types of work:
Licencia de obra menor (minor works licence) Required for cosmetic renovations: replacing floors, tiling, painting, fitting a new kitchen or bathroom without structural changes. The application is straightforward, fees are low (typically 2–4% of the declared works value), and approval usually comes within a few weeks.
Licencia de obra mayor (major works licence) Required for structural changes: knocking down walls, changing the floor plan, adding extensions, or altering the building's exterior. This requires an architect's project, takes longer to approve (2–6 months in most municipalities), and costs more in fees and professional services.
Common mistake: Skipping permits entirely. In the Costa del Sol, this is risky — inspections happen, neighbours report works, and selling a property with undeclared alterations creates serious legal problems. Always declare the works.
Step 2: Know your realistic budget
Renovation costs on the Costa del Sol in 2026 fall into these broad ranges:
| Type of work | Typical cost | |---|---| | Full apartment renovation (mid-range finishes) | €600 – €900/m² | | Full apartment renovation (premium finishes) | €900 – €1,400/m² | | Kitchen renovation | €8,000 – €25,000+ | | Full bathroom renovation | €5,000 – €12,000 per bathroom | | Floor replacement (supply and fit) | €45 – €90/m² |
A 90 m² apartment in Benalmádena or Torremolinos fully renovated to a high rental standard typically comes to €60,000 – €90,000. A large villa in Marbella or Estepona with premium materials, landscaping and pool works is a very different scale.
Budget for surprises. Properties built in the 1980s and 90s — which make up a large portion of the Costa del Sol's housing stock — often hide outdated electrical installations, undersized plumbing, rising damp, or waterproofing issues on terraces. Add a 10–15% contingency to any budget.
Step 3: Choosing the right tiles and materials for the Mediterranean climate
This is where many expats make expensive mistakes. Materials that work perfectly in northern Europe can fail quickly in the Costa del Sol's climate conditions: intense sun, salt air near the coast, dramatic temperature changes between summer and winter, and high UV exposure.
Floors
- Porcelain tile is the dominant choice in the region and for good reason. It's waterproof, UV-resistant, easy to maintain, and available in formats and finishes that look stunning — from large-format marble effects to realistic wood-look planks.
- Natural stone (marble, travertine) is beautiful but requires sealing and maintenance in a coastal environment.
- Hardwood is not recommended in coastal properties or on terraces. Consider wood-look porcelain instead — the technology has advanced enormously and the result is visually very convincing.
Outdoor and terrace spaces
Exterior tiles must have the right slip resistance rating (R10 or R11 minimum) and frost resistance (even though the Costa del Sol is mild, occasional cold spells can damage improperly rated ceramics). Ventilated facades and well-designed drainage are essential.
Bathrooms and kitchens
Large-format tiles (60x120 cm and above) give a clean, modern look with minimal grout lines. Rectified tiles allow very tight joints. In bathrooms, opt for matte or textured finishes in shower trays and floors for safety and easy cleaning.
Step 4: Avoiding the most common renovation mistakes expats make
1. Hiring on price alone
The cheapest quote is rarely the best value. On the Costa del Sol there is no shortage of unlicensed tradespeople who will quote attractively and disappear mid-project or deliver work that fails inspection. Always verify that your contractor is registered with the relevant professional bodies and has liability insurance.
2. Not having a detailed contract
A verbal agreement or vague one-page quote is not enough. Your contract should specify: scope of works, materials (brand, model, dimensions), payment schedule tied to milestones, start and end dates with penalty clauses, and how variations are to be agreed and priced.
3. Managing multiple trades yourself
Coordinating separate plumbers, electricians, tilers, carpenters and painters while living in the property (or worse, from abroad) is extremely stressful and often leads to delays and quality inconsistencies. A single project manager or design-and-build company is almost always worth the premium.
4. Ignoring the community rules
If you own in an urbanización or community of owners (comunidad de propietarios), renovation works are subject to community rules: permitted hours, waste disposal, protecting common areas from damage. Failing to follow these can result in fines and disputes with neighbours.
Step 5: Working with a bilingual showroom
One of the most practical advantages of working with a company like Dekorama is being able to visit a physical showroom in Benalmádena and see, touch and compare materials before committing. Choosing tiles from a catalogue or a screen is frustrating — seeing a full bathroom display or a kitchen set in real scale changes how you evaluate options.
Our team is comfortable working in English and Spanish, and we handle the full process: design, permits, procurement of materials, coordination of tradespeople, and snagging at the end of the project. You have one point of contact throughout.
Renovation timeline: what to expect
| Project | Typical duration | |---|---| | Bathroom renovation | 3–4 weeks | | Kitchen renovation | 4–6 weeks | | Full apartment renovation | 8–14 weeks | | Full villa renovation | 4–10 months |
These timelines assume permits are in place before work starts and materials are selected early. Delays in material selection or unforeseen structural issues are the most common causes of overruns.
Ready to get started?
If you're planning a renovation anywhere on the Costa del Sol — from Sotogrande to Málaga — we'd love to hear about your project. We offer a complimentary home visit with no obligation, where we assess the property, discuss your goals and give you an honest, detailed quote.