Complete Renovation in Barcelona’s Eixample: What to Consider Before Starting

Renovating an apartment in Barcelona’s Eixample district is not the same as renovating any other apartment. There’s an architecture that speaks volumes, a history embedded in the ceilings, the woodwork, and those generous proportions that apartments built in the last half-century lack. Before the work begins, even before anyone draws the first plans, there are a series of decisions that will determine whether the complete renovation you have in mind will add to or detract from your property’s value. This article covers the points that any Eixample homeowner should have considered—and discussed with their technical team—long before the first excavator arrives.

The Building Before the Apartment: Understanding the Structure That Precedes You

An apartment in the Eixample is, first and foremost, part of a building. A building with its own structural system, its homeowners’ association, its current permits, and, in many cases, its heritage designation. Before undertaking any major intervention, it’s essential to understand the building’s current condition: whether it has recently passed the ITE (Technical Building Inspection), if there are any planned special assessments, if the façade is protected, and if there are any municipal restrictions on common elements.

This isn’t just bureaucracy. It’s the map of the territory you’ll be working on. A well-planned comprehensive renovation project can’t ignore the fact that the elevator might be undergoing renovation or that the building has a pending roof repair. Understanding this context before starting can save you months of unforeseen problems and, sometimes, a significant sum of money.

The original layout: what to preserve and what makes sense to change

The apartments in the Eixample district were built with a very specific layout: rooms facing the street, an interior courtyard, and a service gallery. This layout made sense in the 19th and early 20th centuries, and in many ways, it still makes sense today. The temptation to open up the entire floor plan and create an open-plan loft is understandable, but it’s not always the best decision for these spaces.

Before touching a single wall, it’s worth asking yourself what’s really not working in the current layout. Sometimes the answer is clear: the dining room lacks natural light, the kitchen is isolated from the living room, the bathrooms are too small for their actual use. But other times, the original layout, with minor adjustments, is perfectly functional and consistent with the building’s architecture. Tearing down walls comes at a cost—not only financial, but also structural—and doesn’t always produce the result envisioned on paper.

Light: the most valuable resource in these buildings

Apartments in the Eixample district have an advantage that few residential types in Barcelona can match: multiple orientations and windows facing the main façade, the courtyard, and, in many cases, an interior patio. Taking advantage of this light—and redistributing the apartment’s layout so that the most frequently used spaces are the brightest—should be one of the first decisions in the project.

In a complete renovation, natural light isn’t just about windows. The selection of materials, the reflectance of the finishes, the arrangement of the furniture, and the complementary artificial lighting all form a system. A designer lamp is not a decorative element added at the end: it is part of how we perceive the proportions and atmosphere of a space. In this sense, pieces like the Atollo by Vico Magistretti for Oluce or the Tizio by Richard Sapper for Artemide are not simply recognizable objects—they are design instruments that modulate the experience of a room.

Original Features: The Criteria for What Deserves to Stay

Ceilings of 3.20 meters or more. Perimeter moldings. Hydraulic tile floors. Wooden window frames with peepholes and shutters. Plaster fireplaces. The apartments in the Eixample district accumulate layers of history that, in many cases, are more valuable than any new material that could be placed on top.

The question isn’t whether to preserve these elements “out of respect for the past.” It’s whether preserving them is consistent with the lifestyle one wants to create in that space. And most of the time, the answer is yes—even if selectively. A restored hydraulic tile floor coexists perfectly with a contemporary kitchen. Well-restored perimeter moldings don’t clash with custom recessed ceiling lighting; they frame it.

Moldings and Wall Coverings: Restoring or Replacing with Care
Restoring existing moldings involves a cost and time that isn’t always feasible. When the original piece is too damaged or simply no longer exists, replacing it with materials of equivalent quality is an architecturally honest solution. Brands like Noel & Marquet or Orac Decor offer pieces that respect the geometry and scale of the originals without resorting to low-quality imitations. The important thing is that the selection criterion is not cost-cutting, but rather visual coherence with the overall style of the home.

Building Systems: An Opportunity You Can’t Miss

A complete renovation of an apartment in the Eixample district is, in most cases, the only opportunity in decades to upgrade the building systems. Electricity, plumbing, heating, and air conditioning, and telecommunications have evolved so much that practically any home over twenty years old needs a complete overhaul. Ignoring this—or doing it halfway to cut costs—is one of the most common and costly mistakes in poorly planned renovations.

The time to chase out walls, run conduits, and size the electrical panel is during construction, not afterward. And that’s also when you need to decide whether you want to integrate a home automation system. A KNX system (the European standard for residential automation protocol) or a wired solution isn’t added as an accessory once the construction is finished: it’s planned in the project and installed during construction. The difference between a smart home and one with poorly integrated technology lies precisely there, in that decision of when to make it.

Air Conditioning and Ventilation: The Unseen Comfort

The high ceilings of the Eixample district are a heritage asset that no one wants to sacrifice, but they also present a challenge for climate control. A well-designed aerothermal system, integrated with underfloor heating and discreet fan coils, can provide thermal comfort without compromising the aesthetics of the spaces. Controlled mechanical ventilation (CMV) is another element that, in these high-energy buildings, will make a significant difference in indoor air quality, especially in rooms facing the courtyard.

The Budget: What Doesn’t Appear in the First Issue

In a complete renovation of an Eixample apartment, the initial budget is rarely the final budget. Not because unforeseen issues are inevitable—many can be anticipated with a thorough preliminary assessment—but because the true nature of the underlying finishes only becomes clear once demolition begins. Hidden dampness, non-compliant installations, and floors in worse condition than expected: these are common problems in buildings over a hundred years old and must be addressed from the outset.

A well-developed project includes a contingency fund. This isn’t a sign of poor planning; it’s a sign of experience. The difference between a fixed budget and one that spirals out of control during construction usually lies in the thoroughness of the initial assessment and the quality of the accompanying construction plans.

Frequently Asked Questions about Complete Renovations in the Eixample District

Do I need a building permit to renovate an apartment in Barcelona’s Eixample district?

It depends on the scope of the work. Renovations affecting the building’s structure, common areas, or facade require a major works permit, with a technical project plan signed by an architect. Smaller projects can be processed as minor works or a simple notification of work, although the boundaries between categories aren’t always clear. It’s essential to consult with a professional before starting any municipal procedures to avoid work stoppages or penalties.

Can I open up walls in an Eixample apartment without consulting a structural engineer?

It shouldn’t be done without a prior assessment. Eixample buildings were constructed with load-bearing masonry walls—in some cases, very thick—and with wooden or metal joist floors that don’t always respond predictably to interventions. An unplanned opening in a load-bearing wall can compromise the building’s stability. The involvement of an architect or building engineer is not optional in these cases.

How long does a complete renovation of an Eixample apartment take?

For a home between 80 and 150 m² with a complete renovation of installations, layout, and finishes, the typical construction time ranges from four to six months, not including the time for design and permits. The timeframe is extended when unforeseen structural issues arise or when supplier management is not well coordinated. Continuous site supervision—not just occasional visits—is the factor that most affects meeting deadlines.

Is it worth preserving the original hydraulic tile flooring?

If it’s in good condition or can be restored, yes. The original hydraulic tile flooring in an Eixample apartment has a heritage and aesthetic value that is very difficult to replicate with new materials. The restoration process—cleaning, sanding, sealing—is more affordable than many homeowners believe. When the flooring is too deteriorated, there are manufacturers that produce new pieces with the same traditional designs, although there are always noticeable differences compared to the aged original.

When should you decide whether to incorporate home automation into the renovation?

When should you decide whether to incorporate home automation into a renovation?
At the project stage, not during construction. An integrated home automation system—whether KNX, Gira, or Fibaro—requires planning the wiring, control points, and power supply before closing any chases. Making this a later decision forces you to open up already finished walls, with the associated costs and visual impact. The rule of thumb is simple: if there’s any possibility of adding home automation, it must be planned from the outset, even if the complete installation is carried out in phases.

An apartment in the Eixample district is a project with a history.
Renovating in the Eixample district involves a responsibility that goes beyond personal taste. These buildings possess an architectural coherence—of scale, proportion, and materiality—that deserves a careful response. This doesn’t mean the intervention must be conservative, nor that proposing something contemporary is forbidden. It means that every project decision should be justifiable in dialogue with what already exists, not in opposition to it.

At ETNA STUDIO, we handle comprehensive renovation projects in the Eixample district and other prime areas of Barcelona, ​​from the initial assessment to the final handover. If you own a property in the Eixample and are considering a renovation, tell us where you are in the process.