Projects

Splitting a flat into two: flat subdivision

We check whether your flat can be split into two homes, draw up the project, apply for the planning permit, manage the works and obtain the certificate of habitability (cédula de habitabilidad) for each home, in Barcelona and the surrounding area.

Feasibility

First, a preliminary study
We check density and habitability before you invest.

6–18 months

Full process
From the preliminary study to the certificates, depending on each case.

Two certificates

Right to the end
Completion certificate and certificate of habitability for each home.

What it is

Legally splitting a flat into two homes

Subdividing a flat means splitting it into two or more independent homes, each with its own entrance, its own services and its own certificate of habitability. In Catalonia it requires an architect’s project and a planning permit, and the same checks apply as in a change of use: the planning rules must allow one more home in the building, and the resulting homes must meet the habitability rules, the Building Code (CTE) and the municipal by-laws.

Not every flat can be split. That is why we always start with a preliminary study that tells you, before you spend, whether your case is feasible.

To split a flat you need

  • A building that has not used up its housing density.
  • A separate entrance for each home from the stairs or the street.
  • Enough façade for the new home.
  • Minimum floor areas and ceiling heights in each home.
  • Natural light and ventilation in the main rooms.
  • Separate services and meters.
  • Bylaws that allow it, or approval from the owners’ association.

Habitability

One new home and one existing home

When a flat is split, Catalan Habitability Decree 141/2012 does not treat the two resulting homes the same way.

Annex 1 of Decree 141/2012

The new home

  • A façade longer than its usable floor area divided by 9.
  • A living room that fits a clear circle 2.80 m across.
  • A minimum ceiling height of 2.40 m (2.50 m in new builds).
  • Natural light and ventilation in the main rooms.
  • In Barcelona, at least 40 m² of usable floor area and 3 m of façade onto the street or the inner block courtyard.

Annex 2 of Decree 141/2012

The existing home

  • Meets the requirements for existing homes.
  • A minimum usable floor area of 36 m².
  • In Barcelona, no worsening: if the original flat met the metropolitan building by-laws, the existing home cannot fall below them.
  • That is why we check Decree 141/2012 and Barcelona’s own habitability and building rules together.

The façade is what most decides how the flat is split. That is why the new home usually faces the street or the inner block courtyard, where there is more façade, and the existing home faces inwards. We explain it with a real case in our flat subdivision project on Carrer Diputació.

Preliminary study

Before you buy or invest, check that it can be split

Splitting a flat is not always possible. A preliminary study avoids surprises and gives you a clear answer.

Planning feasibility

We check the planning rules, the municipal archive and the land registry (cadastre) to find out how many homes the building allows and how many it already has. All we need is the address of the flat.

Physical feasibility

We measure the flat, draw its current layout and propose how to split it: which home is the new one, where each entrance goes and where the services run.

A clear conclusion

We tell you whether the flat can be split, what works it needs and what order of cost and timeframe to expect.

What is included

A complete service, from the drawings to the certificates

We handle every stage so you have a single point of contact.

Technical project

Report, drawings, compliance with density, habitability for each home and the Building Code (sound insulation between homes, fire safety, ventilation), bill of quantities and estimated budget.

Owners’ association and permit

We prepare the documents the owners’ association needs, apply for the permit and help you request and compare quotes from builders.

Site management

Regular site visits, written and drawn instructions, problem solving and coordination of trades.

Final legalisation

Completion certificate, certificate of habitability for each home and the technical documents for the deed of division, the Land Registry and the cadastre.

Real case

An Eixample flat split into two homes

A flat of about 256 m² on Carrer Diputació, in an 1890 building in zone 13 of the Metropolitan General Plan. First we checked that the building allowed one more home; then we placed the new home on the street façade, where there was enough façade, and kept the other as the existing home.

We handle the whole process, with a single point of contact from start to finish. If you prefer, we can also manage the works as construction manager or help you compare builders’ quotes.

Floor plan of a flat on Carrer Diputació split into two homes

Frequently asked questions

Common questions about splitting a flat

It means dividing a home into two or more independent homes, each with its own entrance, services and certificate of habitability. In Catalonia it needs an architect’s project and a planning permit and, once finished, a deed of division, registration at the Land Registry and an update in the Cadastre.

Yes, if the building has not used up its housing density and the resulting homes can meet the habitability rules, the Building Code and the municipal by-laws. It needs an architect’s project and a planning permit. We check this in the preliminary study, before you invest.

It is the maximum number of homes a plot allows under the planning rules. In zones 12 and 13 of Barcelona it is calculated by dividing the building’s built floor area by 80 m². To find out how many homes the building already has, we check the original project and later permits in the municipal archive. We explain it in maximum housing density.

No. Under annex 4 of Decree 141/2012, one can be treated as an existing home and meet the requirements for existing homes, with at least 36 m² of usable floor area; the other meets the requirements for new homes, with some exceptions. In Barcelona the no-worsening principle also applies: if the original flat met the metropolitan building by-laws, the existing home cannot fall below them.

It depends on the bylaws: if they do not allow the division, the owners’ meeting has to approve it. You also need the association if the works affect common parts, for example to open a new door onto the landing or run a duct through the courtyard. We check this at the start, with the land registry extract (nota simple) and the bylaws.

Our fees are the same as for a change of use and are calculated on the total built floor area of the flat being split, not on the resulting homes. First comes the feasibility study and, if it is feasible, the project with permit and site management: for a flat of 120 m² built area in Barcelona, from €6,120 + VAT. You can see how they are calculated in our article on change of use cost. For your own case, you can get an instant quote for the feasibility study.

The whole process can take between 6 and 18 months, including the preliminary study, project, approval by the owners’ association, permit, works and certificates of habitability.

With the completion certificate we apply for the certificates of habitability. Then the deed of division is signed before a notary, registered at the Land Registry and reported to the cadastre, and utilities are connected for each home. We provide the technical documents the notary and the Land Registry ask for.

Yes. If density allows it, commercial premises can become two or more homes, or a large home can be split while another part changes use, in a single application. We explain it in our change of use service.

Related

Learn more

Want to know whether your flat can be split?

Send us the address of the flat and we will explain how the feasibility study works.