Near the end of 2024 in my infinite wisdom I decided I needed another project because running three businesses wasn't challenging enough of course. I saw that there was a restaurant for sale in La Pobla at a decent looking price, one that we used to love visiting actually, and I thought "Yeah, why not? I don't want to run a restaurant but to do something with this would be interesting". This is the story of the 17 month odyssey to get to the point where we are now of actually using the place on a daily basis. But how? The plans changed from start to finish and in today's post I'm going to explain what happened. Why there are 17 months in the intervening period, why you should never trust a builder to order your windows from Poland and why when the neighbours complain you shouldn't really worry too much, it's just jealousy or, possibly, low level xenophobia.
First though, take a look at the video of what the place looked like before and what it looks like now.
The Story
The plan was straightforward enough: Strip it back, reconfigure the space, and create a proper base for Valencia Property with a modern office, a gym, and a recording studio for the podcast and video work we'd been producing for years out of less-than-ideal spaces and a one bedroom apartment upfront to allow affordable and accessible housing for people struggling with rising rents.
It did not all go smoothly.
The video is the full story but with a few details missed out. We start with the building as we found it , a tired, dated commercial space that had seen better days, or indeed decades, and then take you through every stage of the conversion. The early decisions, the layout planning, the moment we realised the permit we required wasn't going to come through, and what happened when we had to change course mid-project.
If you're planning any kind of commercial conversion in Spain, the paperwork will surprise you. It surprised us and we've been operating here since 1999 in the residential space but the commercial space is a whole new area. We decided to try before we offered it to anyone. We would take the hits.
And there were hits! Oh boy, yes. There were neighbour complaints. There were delays. At one point the police showed up and work stopped completely. We got there in the end however.
The finished space is exactly what we wanted after the mid-project pivot; a clean, functional office where we can get everyone together in a single place and I actually enjoy working, a proper gym (At least enough for what I need) and a studio set up for the content side of the business. We have space for the full sized snooker table too but that's not yet been purchased. The journey was a good reminder that renovation and project planning in Spain runs on its own timeline and its own rules at times, especially in the commercial space. We're sharing all of it here. The good decisions (There were some) and the bad ones, the costs, the hold-ups. This isn't because we want to put people off, definitely not, but because if you're thinking about buying and converting a commercial property in Valencia, you'll be better prepared by having watched the video and then read this article first.
The Issues One By One
The first issue was in the planning. We put in an application to convert the front part to a one bedroom apartment and convert the back part into a personal use space. Not allowed. We were told the rules had recently changed and any new residential property needed a car parking space on site. Previously you could have one within 100m (There is an actual public car park 50m away) So we paid to have the plans changed.
They were refused too and this time because the local regulations had changed recently too meaning that a ground floor commercial property in a building could not be converted to residential unless any other ground floor premises in the building were also residential.
The town hall did give me an option though. They told me I could buy the other bajo and convert the two at the same time. Nice of them but a bit of a problem I told them; first cash, second, it's not for sale.
Then they told us that if we wanted to convert both then we would have to install an industrial chimney to the roof, five floors above, from the two ground floor premises. I can't emphasise enough here that the place I bought used to be a restaurant and didn't have this! Average price for this type of chimney is around 60k if the community approves it (Which they won't as it has to go up through the internal patio)
We decided to pivot the project and get even more new plans drawn up. It's interesting to note that these problems were exclusive to La Pobla. In some of the towns around the plans would have been approved, without a car parking place, without a chimney and also for residential use.
So, from one bedroom apartment, gym and office/studio to office, gym and studio all in one. But with a problem. They wouldn't let us have it all in one. We wanted to have the front part as the office and the back as the gym and studio but the town hall insisted we had to divide the two parts into two sections. So we did.
Demolition and Division
As walls and bathrooms were demolished we put together a structure for the walls, stud walls. We had to put a wall in the middle which would have to remain dividing the two parts. The walls and the floors went without any problems and then the windows arrived... eventually.
The Saga of the Windows
The builder took me to see some of his previous work, "Here's one I made earlier". They were nice. Dark frames, thick double glazing and secure. Important for a ground floor. We took the measurements and he told me about how great the suppliers were... in Poland.
I had certain reservations but was told they are well priced and really good. So we ordered them... in April 2025. They arrived in October (at least it was still 2025). And of course work had slowed up because certain things couldn't be done until the windows and doors arrived. Demolition of the persian blinds, preparation of the floors for where the doors go etc...
Nosey Neighbours and Police Visits
At the front on the plans we had added a windows and made another larger. You can see the extra hole we made on the following photo. We could have made another to the right of the drop blind but decided not to, it WAS on the plans.
The neighbours complained and called the police. And that's when the sh*t hit the fan and we think they called the police because of xenophobia. You see our builders were Lebanese, Moroccan and South American so the police checked all of their papers, the licences and their company's papers. Everything was in order but the neighbours kept on and the police eventually stopped the work saying we lacked a different licence for the back.
New licence application. Six weeks delay.
We got into December and could finally start again.
The Finishes
Things went slowly in fact they crawled to a finish in March. I got so annoyed with the speed of the builders and honestly with good reason. We informed the town hall of the end of the work so they could sign off the work and they took another five weeks to turn up. And then they said....
"You need emergency lights installing and a sign saying Salida!"
The emergency lights cost another 250 Euros as they had to be installed on a totally separate circuit of course. When the lights go out they have to come on as if anyone wouldn't be able to find their way out of a 58m office in the dark with one door in and out.
Then they said, oh just send us photos of the lights and we'll sign it off. Honestly, I could have photoshopped the lights in. So we finally got the sign off and then we could make ourselves feel at home or at least at work. Because once the work is done then you can essentially do what you want with your own place. We weren't allowed to put shower screens in under the plans because of "Accessibility". We now can get a shower without flooding the bathroom after using the gym. We needed two plans and two separate areas but we can now move from front to back without going out of the front door and round the back. I'll call that a win.
And here's the thing. It was worth it. I really like the finished project. It cost around 70k and a bit with all of the furniture, the kitchen, the gym equipment and the building costs. But it's money well spent. We have added value, added a base for the company and now have a really nice place to meet people and maybe even eventually have a party for our clients. We won't invite the neighbours though... or the police. They may invite themselves if this project is anything to go by.
Property of the Week
Yes, that's Ruzafa Market in the background. This property overlooks the market and goes around the corner. Three beds, two bathroomas and a whole lot more including a rather excellent semi-private terrace above. Take a look at the link.
Stepping Stone Rental of the Week
On a narrow, timeworn street in Valencia’s historic El Carmen quarter, this apartment rests within walls shaped by centuries of Moorish history. Quiet and discreet, it is a hidden jewel nestled in one of the city’s most storied neighborhoods.
The main bedroom opens to the sky through a generous window wall, revealing views of the ancient Arab wall and the legendary Portal de la Valldigna where past and present quietly meet.
High wooden beam ceilings crown the space, while soft natural light fills each room, enhanced by the rare calm of a peaceful street in the heart of El Carmen.
The home offers two bedrooms and two bathrooms, centered around an open kitchen and living area designed for easy living and gentle moments.
Open the door to this intimate nest, and let inspiration find its way in.
The Latest Valencia Property Podcast
Last week we had two things for you. A look at why the Valencia property market is not heading for a crash (Probably and unless) and an interview with someone who traded Silicon Valley for El Carmen and has not looked back.
On the market side we get into the numbers. Supply, demand, interest rates, the different types of buyers keeping this market moving and why a soft landing looks nothing like 2008. If you have been waiting for prices to fall before you make your move, this is worth listening to.
Then we talk to Lisa Guinn. Thirty years in Silicon Valley, the last stretch at Google, and three years ago she and her husband packed up and left California for Valencia. We talk about what drove that decision, what the move actually looked like in practice, and how you find a rental in this city when you have no Spanish and no local payslip to show a landlord. Spoiler: At Stepping Stone Rentals we sorted it out.
Lisa is in her seventies, retired, pays around two hundred euros a month for private health insurance with no co-pays and no deductibles along with 175 for the Convenio Especial (We talk about that too), and describes her social life here as more active than anything she had in California. We also get into our sponsor the siesta, and why the Silicon Valley culture of bragging about how many hours you spent at work is not just unpleasant but pointless.
We talk about what thirty years in tech taught her, what she thinks has gone wrong with it since, and what the view of the United States looks like from the outside when you have had three years to think about it. The spoiler here is "It's different"
Her advice to anyone sitting on the fence: get off it. Come for six months. No decision is irreversible.
If You Liked This...
Then remember that we have so much for you in both these pages, our Valencia Property podcast page and more. You could also follow us on our socials though we are scaling back our visits to the hellsites ;-)
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