Renovating a luxury villa in Marbella: what to expect, what it costs and when it makes sense
When an international client buys a villa on the Costa del Sol, the property often needs renovation before it fully matches their preferences. Kitchens, bathrooms, thermal envelope, interior layout or simply updating the style are common interventions.
Two questions tend to come up at the start: what a quality renovation in Marbella actually costs, and when it makes sense to renovate rather than build new. In this article I lay out the real 2026 figures and the technical criteria we apply to that decision.
What counts as luxury villa renovation
In the high-end residential sector, the term renovation covers a wide spectrum. Not all interventions have the same scope or cost:
• Aesthetic refurbishment: finishes, paint, built-in furniture, lighting. No structural impact.
• Full renovation: complete replacement of installations (plumbing, electrical, HVAC), interior redistribution, finishes update.
• Renovation with structural intervention: opening bays in load-bearing walls, reinforcements, extensions, roof replacement. Requires major building permit.
• Energy rehabilitation: insulation, window replacement, incorporation of aerothermal or photovoltaic systems, envelope improvement.
The first step, before discussing cost, is to define precisely which category your project will fall into. The same property can carry very different budgets depending on the level of intervention.
Cost ranges per square metre in 2026
For a villa in Marbella or the surrounding area, typical 2026 renovation cost ranges are:
• Aesthetic refurbishment with medium-high finishes: €600 to €900 per square metre.
• Renovation with high-end finishes: €1,200 to €1,800 per square metre.
• Full renovation with premium finishes and home automation: €1,800 to €2,500 per square metre.
• Structural rehabilitation: between €2,500 and €3,500 per square metre, depending on scope.
These figures cover execution only. On top, you need technical fees, permits, taxes and the specific line items we cover next.
Costs that often escape the initial budget
In luxury villa renovation, several line items appear frequently and are worth accounting for from the start:
• Designer kitchens: between €40,000 and €100,000 depending on brand and equipment.
• New high-performance joinery (aluminium with thermal break or equivalent): between €25,000 and €60,000 for a medium villa.
• HVAC and aerothermal system replacement: between €20,000 and €50,000.
• Integrated home automation: between €15,000 and €40,000, highly variable by integration level.
• Existing pool requiring waterproofing, resurfacing or adaptation: between €20,000 and €60,000.
• Landscaping and garden renovation: between €30,000 and €100,000 for a polished finish.
Technical fees and permits
Architect fees for renovation typically run between 6% and 9% of the material execution budget, depending on scope. If the intervention requires a technical project and a major building permit, the municipal processing phase is added. You can read more about timelines and fees in our article on major building permits in Marbella and the new PGOM.
Any renovation with structural impact, change of use or envelope modification must comply with the Spanish Technical Building Code (CTE), the national regulation on habitability, structural safety and energy efficiency.
The professional framework for the sector is available at the Superior Council of Architects’ Associations of Spain (CSCAE), which defines the architect’s competences, obligations and responsibilities in renovation projects.
Renovate or build new?
It is a legitimate question and one I frequently raise with clients when the property has some age. The decision depends on several factors:
• Condition of structure and installations. If the envelope is heavily deteriorated and installations have reached the end of their useful life, full renovation can approach 70% of new-build cost.
• Urban planning potential. If current regulations allow more built area or better positioning on the plot, new construction may be more efficient long term.
• Heritage value of the existing building. Villas with distinctive architectural character can gain value through renovation rather than replacement.
• Available timeline. A well-executed full renovation typically takes 8 to 14 months. A complete new build, 24 to 36 months.
To size the new-build alternative, you can consult our analysis on the cost of building a villa in Marbella in 2026.
And for a complementary perspective on common mistakes in these interventions, an earlier post on the blog covers the topic: 5 common mistakes when renovating a villa in the Costa del Sol.
When renovation makes sense (and when it does not)
As a general criterion, renovation makes sense when:
• The building’s structure is in good condition and does not need significant reinforcement.
• Plot location and orientation are already optimal and would not improve with new construction.
• The plot’s development potential is essentially exhausted by the existing building.
• You want to preserve the original character or style of the villa.
• Timeline is a critical factor and you cannot wait 30 months for the property.
Conversely, if the structure is compromised, installations are very old and planning allows better buildability, full replacement is usually the more efficient option in the medium term.
An initial conversation
If you own a villa on the Costa del Sol and are considering renovating it, or hesitating between renovation and full rebuild, you can write to me directly. An initial consultation to review the property, analyse the feasibility of the intervention and estimate cost ranges applicable to your specific case.
