Building a 150 m² house of mid-range quality in the Poniente (western Almería) costs about €190,000 to €200,000 including VAT, not counting the plot. That is around €150,000 for construction, about €15,500 in technical fees (design, the two site supervision roles and health and safety), about €4,500 for the licence and municipal tax, and the rest in the geotechnical survey, health and safety, notary and VAT. The starting reference for construction is about €1,000 per square metre.
Example: a 150 m² house
| Item | Approximate amount |
|---|---|
| Construction (150 m² × €1,000/m²) | €150,000 |
| Architect's design | €8,500 |
| Site supervision (dirección de obra, architect) | €3,000 |
| Supervision of execution (dirección de ejecución, technical architect) | €3,000 |
| Health and safety coordination | €1,000 |
| Geotechnical survey | €1,000 |
| Licence and construction tax (ICIO) (≈3% of construction) | €4,500 |
| Notary and Land Registry for the new building (obra nueva) | €1,000 |
| Subtotal before VAT | €172,000 |
| VAT (10% on construction when you build for yourself, 21% on fees) | about €18,500 |
| Approximate total | about €190,500 |
These are guide figures for mid-range quality. With high-end finishes, a basement, a lot of glazing or a sloping plot, the construction cost goes up.
Where the figures come from
- Construction: the published reference for a single-family house is around €1,000/m², including the builder's overheads and profit; with a very tightly optimised design, quotes come in at €900 to €950/m².
- Fees: the design is usually between 4% and 10% of the construction budget, and site supervision between 2% and 4%.
- Licence: municipal fees and tax of between 2.5% and 4% of the material execution budget (presupuesto de ejecución material).
- VAT: building a home for yourself on your own plot (autopromoción) is usually taxed at 10%; fees, at 21%.
How to bring the budget down without lowering quality
- Compact, simple volumes: less façade and fewer corners.
- Grouped services: kitchen and bathrooms close together.
- Choose the finishes in the 3D model, before construction starts, so that nothing changes along the way.
- A detailed bill of quantities so that builders' quotes can be compared like for like.
Frequently asked questions
How much does construction cost per square metre in Almería?
As a reference, about €1,000/m² for mid-range quality, with the builder's overheads and profit included and before VAT.
What percentage does an architect charge?
The design is usually between 4% and 10% of the construction cost, and site supervision between 2% and 4%. We give you a fixed figure from the start.
Sources
This guide is for information; every case needs a check of the local rules.