Renovating an Old Property: A Guide to Avoid Unpleasant Surprises
Buying an old apartment in Valence may seem like a great opportunity. Between charming buildings in historic neighborhoods, prices often more affordable than new properties, and the possibility to redesign the space to your taste, there are many reasons to be tempted. Whether it’s to live in, invest, or use as a pied-à-terre, this type of property is attracting more and more buyers.
But beware: in the vast majority of cases, buying an old property in Valence also means undertaking renovation work, sometimes extensive. And it’s no small feat. Beyond simple cosmetic updates, it often involves rethinking the layout of the rooms, bringing electrical and plumbing installations up to code, or addressing issues such as dampness or insulation.
This type of project therefore requires thorough preparation. While purchase prices may seem attractive, renovation costs, administrative procedures, and the technical specificities of old buildings in Valence can quickly turn a “good deal” into a source of stress—especially when buying from abroad.
Renovating an old apartment in Valence is often an opportunity.
But without preparation, the dream can quickly turn into a headache.
Discover the key points to check before buying an old property.
In Valencia, many second-hand properties are classified as “pisos rústicos.”
In Valencia, many second-hand properties are classified as “pisos rústicos.” These are apartments that need partial or full renovation: floors, kitchen, bathroom, electricity, plumbing… Sometimes, the layout of the rooms also needs to be rethought.
Typical apartment types:
Few small units. Most range between 70 and 90 m² built, with 2 to 3 bedrooms, often unchanged since the 70s-80s. Insulation is poor, and the layout is not very optimized.
An Energy Performance Certificate (EPC) is mandatory to sign the deed. In Valencia, older properties often have a low energy rating due to the materials used at the time and more relaxed standards compared to other parts of Spain. The certificate is valid for 10 years.
In short: this type of property can be a great opportunity, provided you carefully estimate renovation costs and focus on the right neighborhoods.
2. Where to find the best renovation properties in Valencia?
Historic center neighborhoods (El Carmen), Ruzafa, and Eixample offer old buildings full of character, with beautiful façades, high ceilings, and real architectural charm. However, purchase prices here tend to be high, especially on the most sought-after streets.
On the other hand, peripheral areas close to these popular neighborhoods—such as Monteolivete, La Zaidía, Torrefiel, Patraix, and Benicalap—offer good opportunities. These areas have strong potential for appreciation and more affordable prices.
For example, Benicalap, which is about to see the resumption of construction on the new football stadium, remains one of the cheapest neighborhoods in Valencia while also being one of the most profitable. According to Idealista, prices here hover around €2,500/m², compared to more than €3,000/m² on average in the Valencian capital.
Often, these neighborhoods 10-15 minutes from the center offer the best balance between reasonable purchase costs and appreciation potential—whether for living or rental investment.
3. Check the condition of the building: essential
Before making any decision, it’s crucial to assess the building’s structure:
Roof, façade, stairs, elevator
Signs of humidity, cracks, or leaks
Works voted in meetings or upcoming planned repairs
ITE: Technical Building Inspection
More and more buildings undergo an ITE (Inspección Técnica del Edificio), an inspection by an architect that identifies structural weaknesses, the state of installations, and insulation. This is a key document to review before buying.
Condominium or not?
Some old buildings still don’t have an established condominium, complicating collective management. But the trend is reversing: more and more owner communities are organizing with a property manager and annual meetings. This allows for official meeting minutes (“actas de comunidad”), essential for anticipating future works and costs.
4. How much do renovations cost in Valencia?
Good news: labor costs remain more affordable than in France. However, material prices have been steadily rising over the past two years.
Indicative budget:
Complete renovation: between €800 and €1,100/m², depending on material quality
VAT applicable: 21%
For a 70 m² apartment: plan at least €40,000, with a safety margin of 10-20%.
Don’t neglect: air conditioning, carpentry, and insulation are often underestimated but essential for comfort and resale value.
5. What administrative procedures?
Depending on the scale of the works, you will need to:
Declare the work to the city hall: licencia de obra menor (small works) or mayor (structural changes)
Hire an architect if you modify load-bearing walls or the layout
Respect local regulations, especially in the historic center or listed buildings
Timeframes: expect 1 to 3 months before starting work.
6. A good deal? Yes, if the project is well planned
Buying with renovation can be profitable, rewarding, and customizable, but you must:
Precisely estimate the total cost of purchase + renovation
Compare this total with prices of already renovated properties in the same area
Tip: don’t rely solely on price per square meter. What matters is the overall project, the time you’ll spend, and your final goal: live, rent, or resell?
7. Get support, especially from afar
Managing a renovation from abroad isn’t easy. You need to:
Understand quotes (in Spanish…)
Track deadlines, manage contractors
Check ongoing work
Ensure final quality
At BuenApart, we regularly assist French clients with this kind of project—from property selection to connecting with reliable craftsmen, all the way to handing over the keys.
Conclusion
Buying an old property to renovate in Valencia is a chance to:
Add value to a property with strong potential
Create a space that reflects you
Make a sustainable investment, if well prepared
Take the time to visit, estimate costs, and surround yourself with the right people.
And if you want to discuss it more concretely, we’re here to help, as always.
