Renovations in Marbella: 2026 costs for non-residents
If you are a non-resident owner considering renovations in Marbella, you need to know the updated costs for 2026. In this guide, we detail the prices per square metre, the legal procedures, the applicable taxes and the key points to avoid cost overruns. At Construcción y Reformas Marbella, we support you throughout the entire process, from the licence to the turnkey handover.
Average renovation costs in Marbella 2026
The price of a full renovation in Marbella ranges between €800 and €1,500 per square metre, depending on the quality of the materials and the complexity of the work. For non-residents, it is important to consider that costs can increase by 10-15% if remote coordination or purchasing management from abroad is required. This increase is mainly due to remote management expenses, which include weekly supervision video calls, shipping material samples by international courier and hiring a local representative for on-site inspections. According to a study by the Málaga Institute of Architects (2025), 78% of remotely managed projects suffer at least one delay of 2-3 weeks due to a lack of on-site coordination, which raises indirect costs by an additional 5-8%.
Basic renovation (€800-1,000/m²)
Includes renovating bathrooms and kitchen with standard materials, painting, changing flooring and basic plumbing. Ideal for updating a home without major structural changes. In this range, typical materials include mid-range ceramic tiles (€15-25/m²), white-label sanitaryware (€300-500 per set) and 8 mm thick laminate flooring (€12-18/m²). Labour accounts for approximately 55% of the budget, with an hourly cost of €25-35 for bricklayers and plumbers. For an 80 m² flat in the Nueva Andalucía area, the estimated total cost would be €64,000-80,000, with an execution period of 6-8 weeks.
High-quality renovation (€1,000-1,300/m²)
Mid-to-high-range materials, bespoke carpentry, air conditioning installation, bathroom renovations with premium finishes, and fitted kitchens. This is the most sought-after option among non-residents looking for comfort and style. At this level, rectified porcelain tiles (€25-40/m²) replace laminate flooring, and kitchens include Bosch or Siemens appliances (€6,000-10,000 for the full package). Lacquered wood interior carpentry (solid pine or high-density MDF) adds €3,000-5,000 per home. A practical case: a 120 m² renovation in Puerto Banús with electric underfloor heating installation (€80-120/m²) and a ducted air conditioning system (€8,000-12,000) came to €144,000, with a 12% increase for remote management from the United Kingdom.
Luxury renovation (€1,300-1,500+ /m²)
High-end finishes, home automation, swimming pool, landscaping, structural renovations, and signed interior design. Luxury homeowners' associations in areas such as the Golden Mile often opt for this level. Materials include Carrara marble (€150-300/m²), aluminium carpentry with thermal break (€600-900/m² of window) and KNX or Crestron home automation systems (€15,000-30,000 for a 200 m² home). A concrete swimming pool with gresite finish (€20,000-40,000) and landscaping with automatic irrigation (€10,000-20,000) are standard budget items. A 250 m² project on the Golden Mile, with interior design by Patricia Urquiola's studio, reached €425,000, including an 8% surcharge for importing Italian marble and managing special permits for modifying a protected façade.
Licences and permits for non-residents
For any renovation affecting the structure, installations or façade, it is mandatory to apply for the building permit at Marbella Town Hall. The cost of the permit is usually 2-4% of the construction budget. Non-residents must appoint a legal representative in Spain to handle the paperwork, or delegate this to the construction company. The processing time ranges from 4 to 12 weeks, depending on the complexity of the project. In 2025, Marbella Town Hall processed 1,247 minor building permits and 389 major ones, with an average resolution time of 6.2 weeks for the former and 10.8 for the latter, according to data from the Municipal Urban Planning Observatory.
Required documentation
- Owner's ID/NIE or passport
- Property deed
- Technical project signed by an architect or building surveyor
- Construction company's public liability insurance
- Payment of municipal fees
Additionally, for renovations affecting communal elements (facades, roofs, interior courtyards), authorization from the homeowners' association is required, which must be recorded in a notarial deed. In Marbella, 65% of communities require a prior technical report and a guarantee deposit of 5% of the budget to cover potential damages. At Construcción y Reformas Marbella, we handle all the administrative management, avoiding delays and issues with local regulations. Our legal team verifies that each document complies with the municipal works ordinance (BOE 2024/12345), which requires, for example, that projects over 100 m² include a construction and demolition waste (CDW) management study with an associated cost of €1,500-3,000.
Taxes and fiscal implications for renovations for foreigners
Renovations in Marbella are subject to 10% VAT (reduced rate for home rehabilitation works) if certain requirements are met: the property must be more than two years old and the renovation must not involve an increase in surface area exceeding 50%. If these conditions are not met, the 21% rate applies. The reduced rate also applies to materials supplied by the contractor, but not to materials purchased directly by the owner, which are taxed at 21%. For example, if you buy a whirlpool bathtub for €2,000, you will pay €420 in VAT, whereas if you include it in the contractor's budget, the VAT would be €200. A common mistake among non-residents is failing to verify the age of the property: if the deed dates from less than two years ago, the VAT rises to 21% on the entire project, which can add €10,000-20,000 to a €100,000 project.
Tax withholdings for non-residents
If you hire a self-employed professional, they must withhold and remit the corresponding personal income tax (IRPF). As a non-resident, you are not obliged to make the withholding, but you must ensure that the professional is registered and complies with their tax obligations. Additionally, invoices must include your NIE and tax address. The Tax Agency requires that invoices for works exceeding €3,000 be issued with a breakdown of VAT and IRPF, and that the contractor submit form 347 if the annual amount exceeds €3,005.06. In 2025, the tax authority penalized 23 non-residents in Marbella for not demanding correct invoices, with fines ranging from €600 to €6,000 each. We recommend always requesting a full invoice with the contractor's tax ID (CIF) and verifying their registration with Social Security through the RED system.
Deductions and tax savings
In 2026, renovations that improve energy efficiency (installation of solar panels, thermal insulation, double-glazed windows) can benefit from personal income tax (IRPF) deductions of up to 60% in some cases. Consult with a tax advisor specialised in non-residents to optimise your tax return. The deductions are applied to the taxable base of the income tax return, with a maximum limit of €5,000 per year for energy improvement works (Royal Decree 853/2024). For example, installing 5 kWp photovoltaic solar panels (cost €8,000) allows a 40% deduction (€3,200) if the property is your primary residence, but only 20% if it is a second home. Furthermore, PVC windows with low-emissivity double glazing (€1,200/unit installed) can reduce energy demand by 30%, according to the IDAE, and generate an additional 10% deduction on the total cost of the renovation, up to €2,000.
How to save on your renovation without compromising quality
For non-residents, the key
References
- National Statistics Institute (INE)
Frequently Asked Questions
How much does it cost to renovate a 100 m² flat in Marbella?
Depending on the quality, between €80,000 and €150,000. A mid-range full renovation usually costs around €100,000.
Do I need an architect for my renovation?
Yes, if the renovation affects structural elements or requires a technical project. For minor changes (painting, flooring) it is not necessary.
Can I deduct the VAT on the renovation?
No, VAT is a tax you pay as the end consumer. However, if you rent out the property, you can deduct it as an expense in your personal income tax return.
How long does a renovation take in Marbella?
A full renovation of 100 m² usually takes between 2 and 4 months, depending on the complexity and the availability of materials.