Office fit-out Spain: open an office in Madrid or Barcelona in ~12 weeks, controlled budget, local standards respected. Kytom method, agencies on site.
"We're opening in Madrid or Barcelona"
A poorly framed project quickly goes off track: between the Licencia de Apertura, IVA at 21% and regional discrepancies, the overrun regularly reaches 12 to 18% of the initial budget. On a 600 sqm floor in Barcelona, that represents 90,000 to 140,000 EUR not provisioned, according to field feedback from Arthur Loyd Iberia 2024.
The work environment stands out as a decisive criterion during a relocation for 64% of employees. Opening a poorly equipped Spanish office drives away local senior profiles within 6 months, with a replacement cost estimated at 8 months of fully loaded salary per position.
The Codigo Tecnico de la Edificacion (CTE) and the UNE 171330 standard on indoor air quality require specific checks, particular to the Spanish regulatory framework. A floor delivered non-compliant blocks the Licencia de Primera Ocupacion, delays move-in by 4 to 8 weeks and exposes you to municipal penalties.
Kytom manages Spanish projects from its Madrid and Barcelona agencies, integrated into the network of 11 agencies and 1200+ clients supported since 2006. Our approach combines a French-speaking project manager on the headquarters side and a Spanish-speaking team on site: architects registered with the COAM or COAC, local site managers, contracts under Spanish law. We work with signature furniture brands (Vitra, Herman Miller, Knoll) already sourced on the peninsula, and apply recognised environmental and health certifications when the lease justifies it. Operational result: a single point of contact, a budget consolidated in euros, and an average timeline of 12 weeks met on 9 out of 10 Iberian projects.
Technical visit of the target premises in Madrid or Barcelona, audit of the Certificado Energetico, verification of CTE compliance and survey of technical connections. Deliverable: a 15 to 20 page report with photos, dimensioned plans and a list of blocking points before signing the lease.
Costed functional brief, workstation ratios (1 workstation per 8 to 10 sqm), remote-work trade-offs and flex policy. Deliverable: a framing file with fit-out scenarios, consolidated budget excl. tax/IVA and detailed 12-week schedule, validated by the real estate department.
Fit-out plans, furniture selection, acoustic validation per UNE 74201, 3D perspectives and Licencia de Obras file. Deliverable: a complete execution file submitted to the Madrid or Barcelona city hall, ready for the tendering of approved Spanish trades.
Weekly site management, coordination of local gremios, quality control via a 180-point checklist and pre-delivery inspection before handover of the keys. Deliverable: an operational floor, bilingual as-built file, and support during the first 30 days of actual occupancy.
"We signed the lease in Barcelona on a Friday, Kytom was on site the following Tuesday with the local architect and the quantity surveyor. It saved our commercial opening schedule."
Yes, except for premises already classified as tertiary and under 100 sqm. In Madrid and Barcelona, the processing time is 4 to 10 weeks. A responsible declaration (declaracion responsable) can speed up the start of light works.
Madrid concentrates 14.2 million sqm of offices and retains a prime positioning for finance. Barcelona, driven by the 22@ district, attracts 62% of Iberian tech locations. The choice depends on the recruitment pool and connectivity with the French headquarters.
IVA at 21% applies to fit-out services. A registered Spanish subsidiary normally recovers it. Kytom invoices in euros, under a Spanish-law contract, which simplifies consolidated accounting and group reporting for the finance department.
BREEAM dominates the Iberian market with 78% of tertiary certifications. LEED is progressing in Madrid, as are approaches focused on occupants' health and well-being. The national energy certification (Certificado Energetico) remains mandatory for any rental or significant works.
Technically yes, the Vitra, Herman Miller and Knoll brands are distributed in Spain. However, anticipate 6 to 10 weeks of logistics and check electrical compliance (type F sockets) and acoustics per the locally applicable UNE standards.
Kytom sets up a weekly video conference committee, daily photo reporting and a single French-speaking project manager. Out of 1200+ clients supported, 38% of Iberian projects are managed remotely by the French real estate department, without systematic travel.