The hidden renovation bill: what does a resale home in Spain really cost?
The asking price is only the start. For a 20- to 40-year-old coastal home, renovation, community levies and higher running costs can add tens of thousands of euros over ten years. Here is how to estimate them before you compare.
By Investidad advisory team · Last reviewed 16 Oct 2026
Why the asking price misleads
Listings show what a home costs to buy, not what it costs to own. A new build includes its kitchen, bathrooms, air conditioning and insulation in the price, and arrives with warranties. An older home's equivalent costs come later, in instalments you do not see on the listing.
The usual renovation items
These are typical for a two-bedroom apartment of around 90 m² built 20 to 40 years ago. They are rough orders of magnitude for planning, not quotes; prices vary by region, finish and builder.
- New kitchen
- WHEN IT TENDS TO COMEOn purchase
- ILLUSTRATIVE COST€12,000–20,000
- Bathrooms (two)
- WHEN IT TENDS TO COMEOn purchase
- ILLUSTRATIVE COST€10,000–18,000
- Air conditioning replaced
- WHEN IT TENDS TO COMEWithin a few years
- ILLUSTRATIVE COST€4,000–8,000
- Windows with double glazing
- WHEN IT TENDS TO COMEWithin 5 years
- ILLUSTRATIVE COST€6,000–12,000
- Plumbing and electrics renewed
- WHEN IT TENDS TO COMEWithin 5–10 years
- ILLUSTRATIVE COST€12,000–25,000
- Terrace or roof waterproofing
- WHEN IT TENDS TO COMEWithin 5–10 years
- ILLUSTRATIVE COST€3,000–8,000
- Your share of a community levy (derrama)
- WHEN IT TENDS TO COMEAny time
- ILLUSTRATIVE COST€2,000–15,000
| ITEM | WHEN IT TENDS TO COME | ILLUSTRATIVE COST |
|---|---|---|
| New kitchen | On purchase | €12,000–20,000 |
| Bathrooms (two) | On purchase | €10,000–18,000 |
| Air conditioning replaced | Within a few years | €4,000–8,000 |
| Windows with double glazing | Within 5 years | €6,000–12,000 |
| Plumbing and electrics renewed | Within 5–10 years | €12,000–25,000 |
| Terrace or roof waterproofing | Within 5–10 years | €3,000–8,000 |
| Your share of a community levy (derrama) | Any time | €2,000–15,000 |
Ask the seller for the minutes of the last community meetings: approved or planned works will be paid through a Derrama, and you will pay your share if they fall due after you buy.
Running costs that differ
- Energy: an older home rated E or F can use several times the electricity of an A-rated new build for heating, cooling and hot water. Check the energy certificate.
- Maintenance: older buildings need more routine repairs. A common rule of thumb is about 1% of the value a year, against much less for a new build in its warranty years.
- Community fees: can be higher in a new development with pools, gardens and security; compare the actual budgets.
- [[ibi|IBI]] and insurance: similar in principle; check the receipts.
Put it in one number
Our ten-year calculator adds the purchase taxes, renovation, energy, maintenance and fees for both homes. Every assumption is shown and can be changed: replace them with the real figures for the homes you are comparing.
Ten-year cost of ownership
Open full sizeDefaults are illustrative for a home on the Mediterranean coast and favour neither side: the new build has higher community fees, the resale home a lower price. Energy uses an A-rated new build and an E-rated resale home. Replace every figure with the real ones: the community budget, the IBI receipt, the energy certificate and builders' quotes.
NEW BUILD
RESALE
The resale home is €80,000 cheaper to buy. After ten years the difference is €29,379, with the resale home costing less overall.
Not counted: what each home is worth after ten years, rental income, and financing. A new build's warranties cover defects for 1, 3 and 10 years; see guarantees and warranties.
| Year | New build, cumulative | Resale, cumulative |
|---|---|---|
| 1 | €457K | €391K |
| 2 | €462K | €398K |
| 3 | €466K | €405K |
| 4 | €471K | €412K |
| 5 | €476K | €425K |
| 6 | €481K | €440K |
| 7 | €486K | €448K |
| 8 | €491K | €456K |
| 9 | €496K | €464K |
| 10 | €501K | €472K |
For the full comparison, including comfort, process and risk, read new build vs resale.
Questions buyers ask
- Can I ask a builder to check a resale home before buying?
- Yes, and you should. A building survey and quotes for the works you plan give you real figures to put into the calculator and to negotiate with.
