How does the renovation calculator work?
The calculator works additively: every trade has an editorially maintained Mallorca benchmark per square metre or as a flat rate, for example 90 to 140 EUR/m2 for full rewiring or 12,000 to 20,000 EUR per bathroom. The sum of the active trades is scaled by finish level (standard, premium, luxury) and property type. On top come a contingency buffer, ancillary construction costs for architect, project and permit, and IVA, the Spanish VAT. All values include the island surcharge: materials arrive by ship and labour costs run 15 to 20 percent above mainland levels.
What does a renovation on Mallorca cost per square metre?
As a rough guide for 2026: partial renovations (bathrooms, kitchen, floors, painting) usually land at 900 to 1,500 EUR/m2, full refurbishments at 1,500 to 4,500 EUR/m2 depending on the finish level. A finca costs noticeably more than a city apartment because of logistics and heritage constraints. Next to the total range, the calculator always shows the value per square metre so you can benchmark your project.
Obra menor or obra mayor?
Most interior renovations only need an obra menor: a simple works notification to the municipality, approved quickly, with ancillary costs of around 4 to 6 percent. As soon as you touch the structure, meaning roof, facade, heating system or a new pool, you need an obra mayor with an architect's project. Then expect 10 to 14 percent ancillary costs and, depending on the municipality, several months of waiting for the permit. The calculator detects the permit type automatically from your trades.
10 or 21 percent IVA?
IVA (Impuesto sobre el Valor Añadido) is the Spanish VAT. Renovation work on residential property qualifies for the reduced 10 percent IVA rate under conditions: the building must be older than two years and the contractor's material share must not exceed 40 percent of the invoice. Otherwise 21 percent applies. Details are available from the Agencia Tributaria. Clarify the rate with your contractor up front; on a large renovation the difference quickly reaches five figures.
Why a contingency buffer?
With existing buildings on Mallorca, hidden defects almost always surface: damp walls behind furniture, improvised wiring from several decades, pipes without any plan. The calculator therefore adds 5 to 18 percent to the build sum depending on the initial condition. In practice: always collect several quotes and ask for references before you commission anyone.