It is the first question almost every owner asks, and it is the hardest one to answer in a single number. Two apartments of the same size, on the same street, can carry very different price tags depending on their condition and the level of finish. Rather than quote a figure that would mislead more than it helps, this guide explains what actually drives the cost of a renovation in Gran Canaria, so you can read a quote with a clear idea of where your money is going.
What Actually Determines the Price
A renovation quote is shaped by a handful of factors that combine differently in every project. The size of the property is the obvious one, but it is rarely the most important. The current condition matters far more. An apartment that needs only new finishes costs very differently from one where the plumbing, wiring and waterproofing all have to be replaced. The scope of the work is the next factor. A surface refresh sits at one end of the range, while a full reconfiguration with moved walls, new installations and new layouts sits at the other. Finally, the quality of materials and fittings makes a significant difference. The same kitchen footprint can be finished at very different levels, and that choice flows through the whole project.
Why Square Metres Only Tell Part of the Story
It is tempting to reduce everything to a price per square metre, and that figure has its uses as a rough guide. Some elements do scale fairly predictably with area. Flooring and wall tiling, for example, tend to fall within a broad range per square metre for supply and installation, and a larger floor simply means more of the same work. But the parts of a renovation that drive the budget are often fixed rooms rather than open areas. A bathroom and a kitchen each concentrate a great deal of cost into a small space, because of the plumbing, the waterproofing, the fittings and the appliances involved. Two apartments of identical size can differ sharply in price simply because one has two bathrooms and the other has one. This is why a square metre figure should be treated as a starting reference, not a final answer.
Where the Budget Actually Goes
In a full apartment renovation, the budget is rarely spread evenly. The kitchen and bathrooms usually take the largest share, because they combine labour, technical work and the most expensive fittings. Flooring across the whole property is another major line, followed by interior painting, new internal doors, and any climate control such as split air conditioning units. Beyond the visible finishes, a meaningful part of the cost sits in the work you never see once the project is done. Demolition and the removal of debris, levelling and preparing surfaces, and bringing installations up to standard all take time and labour. These are the stages that protect the result for years, and cutting them is a false economy. Our guide on what to expect when renovating in Gran Canaria walks through how these phases fit together.
The Costs People Forget to Budget For
Two costs catch owners off guard most often. The first is IGIC, the Canary Islands sales tax, which applies on top of the figures in a quote and should always be read as an addition, not as something already included unless the quote states so. The second is professional oversight and any local requirements that apply to the work. Depending on the project, there may be community approvals or local administrative steps to account for, and a local professional or your contractor can confirm what applies to your specific property and building. Budgeting a margin for these from the start avoids an unpleasant surprise later. It is also worth allowing a contingency for the unexpected, particularly in older properties. Once walls and floors are opened up, the true state of the original installations becomes visible, and a sensible budget leaves room for what cannot be seen on a first visit.
Standard Versus Premium: What Actually Changes
The gap between a standard finish and a premium one is not about doing more work, it is about the level of every choice within the same work. The same renovation can use mid range or high end tiles, standard or designer fittings, basic or built in appliances, and stock or custom joinery. Each step up adds cost but also adds durability, appearance and, in many cases, rental appeal. There is no single correct level. An apartment intended as a premium short term rental may justify a higher specification because it competes on presentation, while a long term home might prioritise comfort and durability over showpiece finishes. The right balance depends entirely on how the property will be used.
Why a Real Figure Starts With a Visit
Every accurate quote begins with seeing the property. Photos and floor plans help, but the condition of what lies behind the surfaces, the access for materials, and the specific layout all affect the price in ways that only a site assessment reveals. A render of the finished result then turns an abstract budget into something you can actually see and decide on before any work begins, which is the part of our process owners tell us they value most. The realistic timeline that sits alongside the cost is covered in our article on how long a renovation takes in Gran Canaria. If you are weighing up a renovation and want a clear, itemised picture for your specific property, you can see how we work on our renovations page, and we are happy to arrange a visit.
