In one minute, calculate an indicative rebuild-as-new value for any province in Spain: construction works, demolition, permits, professional fees and taxes. This is the figure that should appear as the buildings sum insured in your policy.
Why it matters. If the sum insured is lower than the actual value, in the event of a claim the insurer may apply the average clause (proportional rule) (art. 30 of the Spanish Insurance Contract Act) and pay only part of the loss, even if it is a partial loss.
We follow the method used by a building surveyor: first the cost of carrying out the construction works, then all the costs necessary to be able to rebuild. The value of the land, which is not destroyed in a loss, and the contents are not included.
Gross built area × €/m² cost module according to use, adjusted for geographical area, quality and project size. Modules from the ECCUM statistical cost database, updated to 2026 with the ACR cost index.
Cost of demolishing the damaged structure and taking it to an authorised landfill, depending on whether or not there are adjoining buildings.
The building contractor's overheads and profit: 13 % + 6 % on the PEM, the standard set by the Spanish Public Sector Contracts Regulation.
Municipal construction tax (legal maximum 4 %) and building permit fee.
Design, site management, construction supervision and health and safety coordination. For housing, ten-year latent defects insurance and technical inspection body (OCT).
VAT at 10 % for housing and 21 % for all other uses; IGIC in the Canary Islands and IPSI in Ceuta and Melilla. Excluded if the policyholder can deduct it.
All figures come from published, verifiable technical sources. Where a source is market-based rather than official, we say so.
€/m² modules by use, geographical coefficients for the 52 provinces, quality and size coefficients, and demolition modules. Author: Pedro Pina Ruiz, PhD Architect and Building Engineer. ECCUM.11 edition, covering works started in 2024, distributed by the associations of building engineers. Excludes overheads, profit and VAT.
ACR, December 2025: 185.42 points, +5.46 % in 2025. Adding a prudent estimate of 2.5 % for 2026, we update the 2024 modules by a factor of 1.08.
Overheads 13–17 % and profit 6 % (art. 131 RD 1098/2001). ICIO up to 4 % (art. 102 TRLRHL). Reduced VAT of 10 % for housing (art. 91 Ley 37/1992). Definition of construction cost and necessary costs (Orden ECO/805/2003). Average clause (art. 30 Ley 50/1980).
Madrid 3.75 %, Valencia 4 %, Seville 3.5 %, Malaga 3.8 %, Cordoba 3.25 % and Leon 4 %, according to their tax bylaws. In all other municipalities we apply the legal maximum of 4 % so as not to fall short; you can adjust it in the parameters.
Since 2009 professional fees have been deregulated and there is no official scale. We take 10 % of the PEM, within the usual 8–12 % range published by valuation firms and industry guides. For ten-year latent defects insurance, OCT and quality control, 1.5 %.
Where available, we show the module published by the provincial association of architects. These are used for permit endorsements and taxes and tend to fall below the actual market cost, which is why we do not use them as the basis of the calculation.
| Province | Professional association or official source | Year | Multi-family housing €/m² | Detached house €/m² |
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Material execution values (excluding overheads, profit, fees and taxes), for average quality in the provincial capital. For provinces without a row, we have not found an up-to-date module openly published.
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