Spain’s PP proposes splitting large flats into smaller homes

What if one large apartment could become two smaller homes? That’s the idea behind a new proposal in Spain that could make it easier for property owners to divide spacious flats into separate homes, potentially helping to ease the country’s housing shortage.

The proposal comes from the opposition Partido Popular (PP), which wants to make better use of existing properties rather than relying entirely on new construction. It focuses on large apartments measuring around 150 to 200 square metres.

For homeowners, the change could open up new possibilities, from selling part of a property to creating an additional rental home.

But no new law has been approved. Dividing an apartment is already possible in some parts of Spain, although strict planning rules and administrative requirements can make the process complicated.

Why Spain’s PP wants to divide large apartments

The idea was presented on October 22 by Juan Bravo, the PP’s deputy secretary responsible for finance, housing and infrastructure.

According to El País, Bravo suggested making it easier to turn large flats into two or more smaller homes, arguing that Spain needs to make better use of the housing it already has.

A 160-square-metre apartment, for example, could potentially become two 80-square-metre homes, provided the layout and local regulations allow it.

Instead of building new homes from scratch, the idea is to make better use of existing properties by turning large flats into smaller homes. This could be particularly relevant in cities where larger apartments are expensive and smaller homes are in high demand.

However, the proposal does not specify how many additional homes could be created or when any changes might take effect.

The PP has also put forward wider housing proposals, including changes to planning rules and measures intended to encourage construction. But dividing large apartments is not a completely new concept. Property owners in several Spanish cities can already do so, provided they meet the necessary requirements.

Can you already divide an apartment in Spain?

Yes, but the process is not as simple as putting up a wall and adding another front door. Anyone wanting to turn one apartment into two legally separate homes must first check whether local planning rules allow it.

The requirements vary depending on the municipality, the autonomous community and the building itself.

Spain’s Horizontal Property Law also governs certain changes to properties within apartment buildings.

In some cases, owners need approval from their community of property owners. Where the law requires a community vote for a division, a three-fifths majority of owners and ownership shares generally applies, although exceptions and other legal conditions may affect individual cases.

A technical project and municipal authorisation may also be required. Each new home must meet the relevant standards for living space, ventilation, natural light, access and essential facilities.

As Euro Weekly News has previously explained, Spain does not have a single nationwide minimum size for residential properties. The rules differ between regions and municipalities.

That means a large apartment cannot necessarily be divided into as many smaller units as its floor area might suggest.

Once the work has been authorised and completed, the owner may also need to formalise the division before a notary and register the new properties separately.

These requirements can make the process expensive and time-consuming, even when the building is suitable.

What could change for homeowners?

The PP’s proposal aims to make dividing large flats easier, potentially allowing more owners to create independent homes from properties they already own.

For someone with a spacious apartment, that could mean selling two smaller properties instead of one large flat, or keeping one home while renting out the other.

It could also help create smaller homes in areas where demand is strong, without requiring additional land for construction.

But the benefits would depend on the property.

Some apartments may be difficult to divide because of their layout, lack of separate access or insufficient natural light. Others could require costly building work.

There are also legal and financial considerations, including planning permission, renovation expenses, taxes and the approval of other owners where required.

And while creating smaller homes could increase housing supply in certain buildings, it would not necessarily make them affordable.

The biggest unanswered question is what the PP would actually change. The party has outlined the idea, but detailed legislative measures have not yet been adopted.

For now, homeowners cannot assume that a large apartment can automatically be divided into separate properties. Anyone considering such a project should check with their local council and consult an architect or property lawyer before starting work.

The proposal may eventually make that process easier. Until then, the existing rules continue to apply.