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Renovation Guide

Renovate a Stone House in Galicia

Transform a traditional Galician house into your dream home. Ruins from €30,000, centuries-old architecture, government grants and 20-30% return on investment. Discover everything you need to know for a successful renovation.

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Why Renovate in Galicia

Galicia offers unique opportunities for buyers seeking character, value and quality of life

Authentic Architecture

Galician houses, pazos and hórreos with centuries of history. Granite walls, chestnut beams and slate roofs that no new construction can match.

Low Purchase Prices

Ruins from €30,000 to €60,000. Habitable houses from €80,000. Compared to the rest of Spain and Europe, Galicia offers the best property value.

Government Grants

The Xunta de Galicia offers rehabilitation grants (Law 5/2016). Subsidies of up to 40% of the cost for renovations that respect traditional architecture.

High Return on Investment

A well-executed renovation can generate 20-30% added value. Properties bought as ruins and renovated reach premium prices on the market.

Unique Character

Every stone house is unique. Metre-thick walls, original fireplaces, interior courtyards and details that tell the story of generations.

Growing Demand

The character property market grows 15% annually. Foreign buyers and remote workers actively seek renovated houses in Galicia.

Types of Properties to Renovate

From affordable ruins to majestic pazos, Galicia offers options for every budget

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Stone House

The traditional Galician house: granite walls, slate roof and ground floor with stable. Average renovation: €80,000-€150,000 depending on size and condition.

Renovation: €80,000 – €150,000
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Pazo (Manor House)

Stately homes with coat of arms, chapel and extensive grounds. Ambitious projects with potential for rural tourism or events. Renovation: €200,000-€400,000.

Renovation: €200,000 – €400,000
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Ruin / Buildable Ruin

Standing walls or usable foundations. Purchase from €30,000-€60,000, complete renovation €100,000-€150,000. The most affordable option with maximum customisation.

Purchase + Renovation: €130,000 – €210,000
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Hórreo / Barn Conversion

Transform a traditional hórreo or agricultural barn into a unique home. Creative projects with rural charm. Renovation: €40,000-€80,000.

Renovation: €40,000 – €80,000

Renovation Cost Breakdown

Indicative prices per m² and by phase to budget your project in Galicia

Phase From To
Estructural 250€ 450€/m²
Cubierta / Roof 80€ 120€/m²
Fontanería / Plumbing 60€ 90€/m²
Electricidad / Electrical 50€ 80€/m²
Cocina / Kitchen 8.000€ 15.000€
Baños / Bathrooms 4.000€ 7.000€/u
Ventanas / Windows 150€ 300€/u
Aislamiento / Insulation 30€ 50€/m²
Permisos + IVA (10%) 10% —
Overall average: €600 – €1,000/m² for complete renovation

The Renovation Process in 6 Steps

From initial assessment to the certificate of habitability

01

Assessment & Survey

Structural inspection, analysis of foundations, walls and roof. Report from a registered architect (mandatory for permit). 1-2 weeks.

02

Permits & Licences

Major/minor building permit, PGOU check, planning report. If listed or in historic area, additional permits. 2-4 months.

03

Structural Work

Wall, roof and foundation repair. Vault reconstruction, beam installation, waterproofing. The most critical and expensive phase. 2-4 months.

04

Installations

Plumbing, electricity, heating, ventilation and drainage. Mandatory certifications (CITE, electrical certificate). 4-6 weeks.

05

Finishes

Floors, tiles, kitchen, bathrooms, joinery, painting. The phase where your personal design comes to life. 4-8 weeks.

06

Final Inspection

Certificate of completion, habitability certificate and first occupation licence. Utility connections and handover of keys. 2-4 weeks.

Legal Framework for Renovation in Galicia

Understand the laws and regulations affecting your renovation project

Rehabilitation Law 5/2016

Galician housing rehabilitation law. Defines standards, grants and procedures. Prioritises energy efficiency and accessibility.

Coastal Law

Restrictions for coastal properties (100m protection zone). Renovations may require a coastal report. Essential in Costa da Morte.

PGOU (Urban Plan)

Each town hall has its General Urban Development Plan. Defines what can be renovated, extended or built. Always check before buying.

Building Permit

Major works (structural) or minor works (finishes). Requires a registered architect's project. Cost: 2-4% of the construction budget.

Tax Deductions

Up to 20% income tax deduction for energy efficiency, accessibility or rehabilitation improvements. Reduced 10% VAT for residential works.

Protected Buildings

Listed buildings (BIC) or properties in historic areas require special projects and supervision by the Heritage Directorate.

Frequently Asked Questions about Renovating in Galicia

Can foreigners buy and renovate properties in Spain?
Yes, there are no restrictions. Foreigners can buy and renovate properties in Spain with the same rights as Spanish citizens. You only need an NIE (Foreigner Identity Number), obtained at the police station or consulate. For renovation, you need the same permits as a Spanish citizen.
Do I need a Spanish architect for the renovation?
For works requiring a permit (any structural renovation), you need a registered architect in Spain. For minor works (painting, tiles, kitchen), it is not mandatory but highly recommended. A local architect knows Galician regulations and can expedite permits.
What permits do I need to renovate a house?
It depends on the scope: Major Works Permit (structural, change of use, extension) or Minor Works Permit (finishes, installations). If listed, Heritage permission. If near the coast, Coastal report. The town hall will specify the requirements.
How long does a complete renovation take?
A complete renovation of a stone house in Galicia usually takes 6 to 12 months: 1-2 months design and permits, 2-4 months structural work, 1-2 months installations and 1-3 months finishes. Minor renovations (bathroom, kitchen) can be done in 4-8 weeks.
Can I live in the property during the renovation?
For minor renovations (bathroom, kitchen, painting), it is possible. For complete structural renovations, it is not advisable and usually not permitted for safety reasons. Many owners rent temporarily in the area while works are carried out.
What restrictions does the Coastal Law impose?
The Coastal Law establishes a 100-metre protection zone from the highest coastline. In this zone, renovations may be limited and require a favourable report from the Coastal Authority. Volume extensions are not permitted. It is vital to verify before buying.
Are there grants for renovating in Galicia?
Yes, the Xunta de Galicia opens annual calls for housing rehabilitation grants. They cover up to 40% of the cost for energy efficiency, accessibility and conservation. There are also tax deductions of up to 20%. Calls usually open in the first quarter of the year.
How do I find reliable builders in Galicia?
Look for local builders experienced in stone houses. Ask for references, visit ongoing works and verify they are registered in the Accredited Companies Register. A good local architect usually has a network of trusted builders. As your estate agent, I can recommend verified professionals in the area.

Calculate Your Renovation Budget

Our renovation calculator lets you estimate the total cost of your project in Galicia. Enter the square metres and type of renovation to get a detailed budget instantly.

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Related Guides

Explore every aspect of your renovation project in depth

Renovation Costs in Costa da Morte

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Renovate a Stone House in Galicia

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Rehabilitation Guide for Costa da Morte

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Ready to Transform Your Galician Home?

Find your ideal stone house and tell me about your project. I accompany you from the search to the completed renovation, with direct contact with trusted local builders and architects.

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