Can we keep the original mouldings and mosaic?

Yes where the building has them. Pre-war Eixample flats often arrive with original mosaic and plaster mouldings. We restore what is worth restoring and protect it during demolition.

What warranty applies?

Spanish LOE: 10 years on structure, 3 on installations, 1 on workmanship. Plus 24 months written workmanship guarantee from us. Coverage transfers if you sell.

Three-bedroom apartment renovation Barcelona

Q: Can we add a guest WC?

Almost always yes. Drainage routes through pati de llums or perimeter riser. Adds 1–2 weeks and €8–14k depending on location. Guest WC takes pressure off the family bathroom in morning rush.

Q: Do we need llicència obra major for a 3-bed reform?

Depends on scope. Cosmetic only: comunicat (2 weeks). Layout reorganise without load-bearing changes: llicència obra menor (4–8 weeks). Removing load-bearing walls: llicència obra major + architect project (3–6 months).

Q: Can we stay in the flat during the works?

Sometimes if the flat has separate zones. Eixample flats are usually too compact. Full vacate is cleanest. Overseas owners get weekly photo reports.

Q: What about HVAC for a 3-bed?

Standard: split AC per zone. Premium and Designer: ducted heat-pump system with multi-zone control, underfloor heating in master. Eixample flats often need bulkhead concealing planned around mouldings.

Why a 3-bed deserves its own playbook

Family logic first, finishes second.

A 3-bed flat works when master is separated from kids' rooms, the kitchen merges with the living for daily life, and the bathroom is positioned so morning traffic does not jam. Eixample classic flats often arrive with 4-bed pre-war layouts that work better as a modern 3-bed with bigger common space. We redraw the plan, then move into finishes.

01

Master separated from kids' zone

Master at one end with the two other rooms grouped at the other. Sometimes we convert the original 4-bed Eixample into a 3-bed by merging the smallest room into the living area — bigger family kitchen-living, sharper master suite.

02

Bathroom + guest WC plumbing redone

Most 3-bed reforms keep one full bathroom and add a guest WC. New drainage routes through pati de llums or perimeter risers. REBT-norm electrical, all rough-in done before walls close.

03

Albert leads, Núria designs

Albert Soler is the senior project lead (12 yrs in renovation, 80+ apartments delivered, Eixample specialist). Núria covers the design tier on Premium and Designer packages. Single chain of decisions from brief to handover.

04

Permit type matched to scope

Cosmetic-only: comunicat (2 weeks). Layout reorganise without load-bearing: llicència obra menor (4–8 weeks). Removing load-bearing walls or major bathroom relocation: llicència obra major + architect project (3–6 months). Determined at the visit.

3-bed quote · 7 questions, 2 minutes

Real price for your 3-bed reform, after a site visit.

Seven questions and we send a fixed quote within 48 working hours of the on-site visit. Quote covers architect project where required, permit filing, demolition, MEP, finishes, custom joinery and snag walk.

Three 3-bed packages

Pick the finish level. Layout work is the same.

Three formats covering most 3-bed reforms in Eixample, Sarrià, Sant Gervasi and Gràcia. The structural and MEP work is the same across packages — what changes is finishes, joinery and how far the design layer goes.

Family standard

Layout reorganise plus family-grade finishes. Right for 90–120 m² Eixample or Sarrià 3-bed where the family wants a coherent reform without designer-tier custom joinery. The most common pick.

From

€750_/m²

Timeline

7–12_weeks

Architect project (when llicència major required) + permit filingincluded
Demolition + structural reinforcement where neededincluded
Full MEP: REBT electrical, plumbing for bathroom + guest WC, HVAC ductingincluded
Spanish porcelain tile + oak parquet + painted plasterincluded
Standard kitchen + bathroom + guest WC (off-the-shelf fittings)included
Pre-war detail preservation (mosaic, mouldings, woodwork)included
Snag walk + 24-month workmanship warrantyincluded

Family standard 3-bed — renovated 105 m² Eixample with oak parquet, family kitchen-living, bathroom and guest WC

How we work · 6 stages

Layout first, finishes second.

3-bed reforms go wrong when the kitchen is picked before the layout is settled. We do the brief, draw the plan, validate it across daily scenarios, then move into finishes. Full sequence below.

Brief + on-site visit

Half a day with Albert at the flat. We measure, photograph, talk through how the family lives. Master location, third room — bedroom or study, where guests sleep when grandparents visit, whether to merge a small room into the living.

Layout draft + permit type

Floor plan options under daily scenarios: weekday morning, weekend, kids' homework time, hosting. Permit type decided. Núria signs the technical project where major reform is required.

Fixed-price quote + contract

48-hour turnaround on the fixed quote after the visit. Contract signed by Vladimir personally. Change-order log so any deviation is documented and re-priced before work proceeds.

Demolition + MEP backbone

Site protection, dust barriers if neighbours stay. Demolition, structural reinforcement where the calc requires. All electrical (REBT), plumbing for bathroom and guest WC, HVAC ducts run before walls close.

Finishes + custom joinery

Floors, walls, kitchen, bathroom, guest WC, custom joinery installed in the right sequence so nothing scratches. Pre-war detail (mosaic, mouldings, original woodwork) restored where the building has it. Two sample sessions confirm finishes before order.

Snag walk + handover

System tests on every circuit, water-pressure tests, ventilation balancing, snag walk with you. Handover folder: architect project, llicència, REBT certificate, written warranty pack. Final styling on Designer tier.

Materials & sample sessions

Pre-war detail restored, modern materials added.

On Eixample classic 3-bed reforms we keep what is worth keeping: original chestnut beams, mosaic tile, plaster mouldings, period interior doors. Modern materials for everything else: Spanish porcelain, French oak, Italian stone, Catalan brass and ceramic. Two sample sessions confirm the finishes before order.

3-bed apartment renovation samples — terracotta, oak, brass, mosaic tile and plaster moulding cast on a long Maragall showroom table

Common 3-bed questions

What owners ask on the first call.

Depends on family stage and resale plan. Two-kid families with grandparents visiting usually keep three bedrooms. Couples without kids or kids who already moved out often prefer a bigger living and a study. Resale: 3-bed flats in Eixample sell faster than 2-bed; we factor this in at the brief.

Almost always yes. The drainage routes through pati de llums or perimeter riser. Adds 1–2 weeks and €8–14k depending on location. The guest WC takes pressure off the family bathroom in the morning rush — most 3-bed clients add one.

Depends on scope. Cosmetic + finishes only: comunicat (2 weeks). Layout reorganise without load-bearing changes: llicència obra menor (4–8 weeks). Removing load-bearing walls or major bathroom relocation: llicència obra major + architect project (3–6 months). We determine this at the visit.

Yes, where the building has them. Pre-war Eixample flats often arrive with original mosaic in the entrance and main rooms, plaster mouldings on ceilings. We restore what is worth restoring and protect it during demolition. Adds 1–2 weeks of skilled craft work.

Family standard: 7–12 weeks for a 90–120 m² flat. Family premium: 10–14 weeks. Designer family: 12–18 weeks. Permit clock added when llicència obra major is required (3–6 months on top of the build).

Sometimes if the flat has separate zones that can be sealed off (Sarrià or Sant Gervasi flats with a clear public-private split). Eixample flats are usually too compact. Full vacate is cleanest and fastest. Overseas owners get weekly photo reports.

Standard tier: split AC per zone. Premium and Designer: ducted heat-pump system with multi-zone control, underfloor heating in master. Eixample classic flats often need bulkhead concealing for the ducts; we plan this around mouldings to keep the period feel.

Spanish LOE applies to structural reform: 10 years on structure, 3 years on installations, 1 year on workmanship. Plus 24 months written workmanship guarantee from us. The LOE coverage transfers to the next owner if you sell.

Adjacent work

Where the 3-bed reform meets the rest of the project.

3-bed reforms often pair with other work: a separate kitchen renovation later, design-only contracts where Núria covers the interior, or an upgrade to 4-bed if the family grows.

Four-bedroom renovation

Same playbook for 4-bed flats. Most 110–180 m² Eixample and Sarrià family flats fall in this category. Larger scope, often two bathrooms.

Two-bedroom renovation

Couple-and-occasional-guest scope. 70–95 m² Eixample and Gràcia flats. One bedroom plus study, single bathroom.

Turnkey apartment renovation

The umbrella service: full apartment reform under one contract regardless of bedroom count. The 3-bed page is the family-flat-specific cut.

Major renovation

Structural reform of an apartment: load-bearing changes, MEP backbone replacement. Required when removing load-bearing walls in a 3-bed plan.

Apartment interior design

Design-only contracts when an external builder runs the works. Full design package: 3D, lighting plan, working drawings, sample sessions.

Kitchen renovation

Kitchen-only projects for owners who already renovated the rest. Custom joinery, integrated appliances, two-zone cooking layouts.

Free first consultation

3-bed quote within 48 working hours of the visit.

Send the flat location, the size, and a few sentences about the scope. Albert will organise the on-site visit, then send a fixed-price quote within 48 working hours, with the architect project fee and permit type laid out line by line.

Three-bedroom renovation in Barcelona,
family layout that fits.