Refurbishing a villa — a detached house, or chalet in Spanish listings — is one of the more reliable ways to make it work the way you actually live, and to lift what it is worth if you ever sell. It is also the point at which most owners on the Costa del Sol find out how different the Spanish system is from the one they know at home. Below, Klic Arquitectos, architects in Marbella, set out what you need to know before starting a villa refurbishment, from planning and permissions through to the benefits and the disruption that come with the work.
What you need to know before a villa refurbishment
The essentials, before a single wall comes down:
Planning
Planning is the first step and the one owners most often rush. Set out what the refurbishment has to achieve, agree a realistic budget and put a programme against it. Then deal with the paperwork. In Spain the town hall (ayuntamiento) draws a line between minor works (obra menor) and major works (obra mayor): anything touching structure, layout, the footprint of the house or its use falls on the major side and needs planning permission (licencia de obras), supported by a technical project signed by an architect. Get that sequence right and everything after it is easier.
Budget
Set a clear, realistic budget so the job does not quietly outgrow it. Include materials, labour, the things you cannot see yet and a contingency line for the ones nobody predicted. Ask for estimates you can compare like for like — two quotes for “the same” refurbishment often cover very different amounts of work — and take advice before you commit rather than after.
Style and design
Decide what you want the house to look like when it is finished. Look at what is being done now, gather references, and bring in an interior designer if you would rather not make those calls on your own. Choose materials that suit both the house and where it stands: sea air on this coast is unforgiving of cheap ironmongery and thin finishes.
Practical advice
A few things that make the difference between a refurbishment that goes well and one that does not:
- Use professionals. On a job the size of a villa refurbishment you want qualified people around you. In Spain that usually means an architect, a quantity surveyor (aparejador) on site alongside them, and a contractor who has done this kind of work before. They will tell you things you would rather not hear, which is precisely what you are paying for.
- Do not economise on materials. Durable, good-quality materials cost more once and save you money repeatedly. Look at several suppliers and pick the ones whose product you would still be happy with in ten years.
- Keep talking. Stay in clear, open contact with everyone involved. Say what you expect, ask for regular updates on progress, and raise problems while they are still small. Most disputes on site start as a misunderstanding nobody bothered to clear up.
The benefits, and the trade-offs
A refurbishment done properly brings real advantages:
- Added value. A well-executed villa refurbishment can raise the value of the house significantly. If you decide to sell later, updated rooms attract buyers and support a better price.
- Comfort and function. Refurbishing lets you adapt the house to how you live now: new rooms, larger ones, or a layout that finally makes sense.
- A better-looking house. You can change the finishes, update the decoration and bring in the details you actually like rather than the ones the last owner chose.
There is another side to it, and it is only fair to say so:
- Extra cost. Refurbishments are expensive and the final figure often lands above the first one. Assume there will be additional costs and keep something back for them.
- Living with the work. Expect noise, dust and parts of the house you cannot use for weeks at a time. It is temporary, but it is not trivial, and it is worth planning around before the builders arrive.
As architects in Marbella working in luxury refurbishment, our advice is not glamorous: do the thinking before you commit. Plan properly, get the permissions right, work with people who will put their name to the drawings, buy materials that last and keep everyone on site talking to each other. A refurbishment will improve the house and, done well, add to what it is worth — but it costs money, takes time and will test your patience for a few months. Decide with your eyes open and the rest is manageable. If you are weighing up a villa refurbishment on the Costa del Sol and want a second opinion before you sign anything, that is a conversation we have most weeks.
