Scroll through any Valencia property portal and you'll spot them: high-ceilinged apartments in Ruzafa, El Cabanyal or Ciutat Vella, listed "para reformar" at a noticeably lower price than their renovated neighbours. For many foreign buyers, they look like the perfect deal: buy below market, renovate to your own taste, and end up with a home (or rental) worth more than you paid.
It can work beautifully. But a renovation project in Spain comes with its own rules, permits and hidden costs, and these are much easier to deal with before you sign than after. In this guide, we walk you through what you need to know about buying a property to renovate in Valencia in 2026.
Which permit do you need?
In Valencia, the paperwork depends on how deep your renovation goes. Broadly, there are three levels:
|
Type of work |
Examples |
Paperwork |
Typical timing |
|---|---|---|---|
|
Cosmetic |
Painting, new flooring, new tiles, replacing sanitary fittings without moving drainage |
Declaración responsable |
Work can start right after submission |
|
Layout changes |
Moving non-load-bearing walls, relocating doors, opening up rooms |
Licencia de obra menor, with a basic technical project signed by an arquitecto técnico |
Around 1 to 3 months |
|
Structural |
Load-bearing walls, façade, roof, structure |
Licencia de obra mayor, with an architect's project and site management |
Around 3 to 6 months |
That timing matters. If your dream plan involves knocking down walls to create an open kitchen, factor in months of waiting before the builders can even start, and possibly paying a mortgage on an empty apartment in the meantime.
One extra point for lovers of historic buildings: properties in protected areas such as Ciutat Vella or El Cabanyal can be subject to heritage rules, which may add an extra procedure and limit what you can change, especially on the façade, windows and balconies.
What does a renovation in Valencia cost?
Every apartment is different, but local 2026 estimates give a useful starting point:
|
Level of renovation |
Approx. price per m² |
80 m² apartment |
Typical duration |
|---|---|---|---|
|
Cosmetic refresh |
€350–500 |
€28,000–40,000 |
2–4 weeks |
|
Standard full renovation |
€500–800 |
€40,000–64,000 |
8–12 weeks |
|
Premium full renovation |
€800–1,200 |
€64,000–96,000 |
12–16 weeks |
The kitchen and bathroom usually take the biggest bite: a new kitchen typically runs around €8,000–13,000 and a bathroom around €5,000–10,000, depending on finishes.
On top of the builder's quote, budget for:
- ICIO (construction tax): roughly 4% of the building budget in Valencia, plus a smaller municipal processing fee.
- Professional fees: architect or arquitecto técnico for projects requiring a licence.
- VAT (IVA): renovations of private homes can qualify for the reduced 10% rate instead of 21%, under certain conditions (for example, the home must be at least two years old and materials must not exceed a set share of the total). Ask your builder to confirm which rate applies.
- A contingency of 10–15%: older Valencian buildings often hide surprises once walls and floors are opened up.
Figures are indicative estimates from local renovation sources as of 2026; always get several detailed quotes.
What to check before you make an offer
The price of a renovation project only makes sense once you know what you're really buying. Before you sign the contrato de arras, check:
- The building, not just the apartment. Ask for the building's technical inspection report and the minutes of recent community meetings. Upcoming works on the façade, roof or lift are shared by all owners, and can add thousands to your bill.
- The community of owners. Anything touching common elements (façade, windows, balconies, shafts, installing an air-conditioning unit outside) may need the community's approval.
- Heritage protection. Check whether the building is listed or in a protected zone, and what that means for your plans.
- Installations. Old wiring, lead or iron pipes and outdated drainage are common in older buildings. Replacing them is often unavoidable, so include it in your budget from day one.
- What you can legally change. Have a technician visit before you buy to confirm that your plan (for example, merging rooms or adding a second bathroom) is feasible and which permit it needs.
- Legal status of the property. Make sure what's built matches what's registered, so you don't inherit someone else's unlicensed works.
Renovating from abroad: keep it under control
Many of our clients don't live in Valencia yet when the works start. That's perfectly possible, as long as you set things up well:
- Get a detailed, itemised quote (presupuesto por partidas) instead of a single total, so you can compare builders and track extras.
- Agree on a schedule and payment milestones linked to completed phases, not dates.
- Ask for regular photo and video updates, and have someone you trust visit the site.
- Collect the paperwork at the end: electrical installation certificate, invoices and, if applicable, an updated energy certificate. You'll need them to rent, sell or insure the property later.
Your renovation project, with Bluekey
A well-chosen renovation project can be one of the smartest ways to buy in Valencia. The key is knowing the true total cost (purchase, taxes, works and permits) before you commit.
At Bluekey Homes, we help international buyers find properties with real potential, understand what's feasible before making an offer, and connect with trusted local professionals for the next steps. Thinking about buying a property to renovate in Valencia? Contact our team and let's look at the numbers together.