Why we cannot quote a price over the phone
One of the most common questions we hear is:
“How much will renovating the apartment cost?”
Unfortunately, that question cannot be answered honestly based on floor area alone.
In Barcelona, most properties we work on belong to the older housing stock. Built decades ago, they have very different structural characteristics. That is why renovation costs for two apartments of the same size can differ by tens of percentage points.
Before preparing an estimate, we assess not only the floor area but also the floors, walls, building services, demolition needed and the particular features of the building.
Where the cost of a complete renovation usually starts
For a complete apartment renovation in Barcelona, the minimum cost usually starts at approximately €800/m².
That reference is possible when demolition is already complete and the apartment is ready for construction work to begin.
If all the old finishes need removing, the cost usually increases by approximately €50/m².
It is important to understand that this is an indicative figure. The final estimate is prepared only after inspecting the property.
Why apartments of the same size cost different amounts
Many people believe renovation cost depends only on floor area.
In practice, it is far from that simple.
For example, two 80 m² apartments can have completely different renovation costs.
The reason is straightforward: in Barcelona's older housing stock, practically every property has its own particular features.
These may include:
- Timber floor beams.
- Brick vaults.
- Significant differences in floor level.
- Old electrical wiring.
- Old pipes.
- The consequences of several previous renovations.
These are the features that determine the real cost of the work.
The floor is one of the most important parts of a renovation
One of the first things we look at when inspecting an apartment is the floor.
Most apartments in Barcelona's older housing stock were built on timber beams with brick vaults. Over decades of use, the structure gradually changes geometry, so a perfectly level floor is a rare find.
We regularly encounter properties where:
- The floor has a noticeable slope.
- The surface resembles a shallow boat.
- The level difference reaches several centimetres within one room.
- Sometimes the whole apartment slopes.
While the apartment is empty, many owners do not even notice.
But once the renovation is complete, the consequences of an uneven base become visible.
On one of our jobs, the level difference was around 14 cm over 10 metres. The first photograph shows leveling in progress; the next shows the same property after the floor covering and skirting were installed.
Why you cannot simply install a new covering
Clients quite often say:
“Let's just put down PVC.”
Or:
“We can lay laminate straight away.”
That option does indeed look cheaper.
But any new covering follows the geometry of the existing floor.
Once furniture is installed, problems begin to appear:
- Noticeable gaps appear between the floor and skirting.
- Furniture needs adjusting.
- Built-in wardrobes become much more difficult to install.
Sometimes the gap between the new skirting and the floor is so large that a finger fits underneath.
That is why we recommend preparing the base first.
Below is a real job where we worked as the floor-installation contractor. Before starting, we recommended leveling the base, but our team did not make the decision about that preparation. The consequences are clearly visible in the photographs.
Why the screed is the foundation of a good renovation
We believe a good renovation starts with preparing the base, not choosing the floor covering.
Of course, a conventional heavy screed is not always possible in Barcelona's older buildings.
That is why we use solutions that reduce the total weight of the construction.
For example, depending on the situation, a lightweight leveling system using special mixes may be appropriate. Where possible, a separating or insulating layer is also installed to help reduce the risk of cracking.
Every apartment needs its own solution.
At another property we applied a thin self-leveling layer. The following photographs show the application and the surface immediately after spreading.
Why we do not pour over old tiles
Sometimes clients suggest leaving the old tiles in place and leveling directly over them.
We almost always turn down that approach.
There are two reasons.
First reason: the condition of the old base
In older apartments, existing tiles are not always as firmly bonded as they appear.
Over years of use, the floor can change geometry and some tiles gradually lose their bond to the adhesive. This may be completely invisible from the surface.
If a new screed is laid over that base, the entire new construction will depend on the strength of the old tiles.
If those tiles subsequently come loose, the new leveling layer will lose its support as well.
That is why we prefer to establish a reliable base first, then carry out the subsequent work.
Second reason: additional load
Most older buildings in Barcelona were built with timber beams and brick vaults.
Every additional layer increases the total weight of the construction.
We aim for the most reliable result with the smallest possible additional load on the existing floor structure.
Where you really can save
We do not believe it is always necessary to choose the most expensive materials.
Sometimes the budget can be reduced without a significant loss of quality.
For example, if differences in floor level are minimal, a simpler solution can be selected to suit the particular covering.
In lightly used rooms, an inexpensive laminate may sometimes be acceptable.
However, in many cases we recommend considering modern PVC floor coverings.
Despite the higher cost of the material itself, the difference in the total renovation cost is much smaller than many people expect. PVC also copes better with everyday use and lasts considerably longer.
Conclusion
The cost of renovating an apartment in Barcelona is not determined by floor area alone.
The condition of the property, the quality of the base, building services and the characteristics of older buildings all affect the price.
That is why we never give a final price over the phone alone.
We assess more than what is visible at the first inspection.
We assess the base on which the entire future renovation will rest.
Only then can we prepare the most accurate estimate possible and avoid unpleasant surprises during the work.