Buying a house with bitcoin in Spain: legal, fiscal and practical guide | Lumina Properties

Buying a house with bitcoin in Spain has become a real option in 2025 for digital investors, expats and local buyers looking to diversify wealth and benefit from the immediacy of blockchain technology. In this mega-guide you will find everything you need - from the legal framework to practical step-by-steps - to buying a house with bitcoin in Spain with the security of complying with the law, optimising taxes and minimising risks.

1. Trends 2025: why buy a house with bitcoin in Spain?

Buying a house with bitcoin in Spain is trending for five key reasons:

1. MiCA licences to Spanish banks. Since March 2025 the CNMV has granted the first MiCA licence to BBVA; the bank already offers crypto trading and custody to all its customers, boosting adoption.
2. Volume of crypto users. 12 % of Spaniards own cryptoassets, according to Statista 2025 data; many are looking to convert their earnings into tangible assets.
3. Agility of the blockchain. Settling an international real estate transaction in minutes, without waiting in the bank, reduces exchange rate risk and intermediation costs.
4. Demand for prime properties on the Mediterranean coast. Foreign buyers with bitcoin gain access to villas and penthouses managed by Lumina Properties (internal link).
5. Media coverage and success stories. Since 2021 Idealista has been publishing 100 % closed sales in crypto, increasing market visibility and confidence.

In a nutshell, buying a house with bitcoin in Spain is not only possible, it is becoming increasingly common.

2. Legal framework: exchange, notary's office and registry office

2.1 Bitcoin ≠ legal tender

The Spanish Civil Code does not recognise bitcoin as money; therefore the transaction is configured legally as a swap (Art. 1538 CC), different from a conventional sale.

2.2 Deposit agreement and public deed

1. Arras: set price (in euros) and amount in BTC with an exchange oracle (e.g. Coinbase Pro average) to freeze value.
2. Public deed of exchange: notary certifies the on-chain transfer to the seller's wallet and attaches hash y TXID in the matrix.

2.3 Land Registry

The registrar registers the exchange; he requires proof of the means of payment and accompanies form 600 (ITP) or the VAT invoice, as appropriate.

2.4 Law 10/2010 on ML/TF prevention

Notaries and real estate agents are obliged to verify the identity and origin of funds if the transaction exceeds €100,000 (or its equivalent in crypto).

2.5 MiCA Regulation (EU 2023/1114)

Since December 2024 the MiCA Regulation regulates cryptoasset service providers in the EU; in Spain the CNMV grants the licences. Only registered entities can offer custody and regulated trading.

3. Taxation: personal income tax, transfer tax and VAT and reporting obligations

Buying a house with bitcoin in Spain generates up to five main fiscal impacts:

Fiscal advice. As it is an exchange, both parties liquidate capital gains in IRPF/IS. The tax authorities require details of the date and value in euros of the BTC delivered and received.

44. Step-by-step to buy a house with bitcoin in Spain - narrated and extended version

Step 1 - Inspiration and initial search

It all starts with a very concrete dream: buying a house with bitcoin in Spain to enjoy the Mediterranean light without losing financial agility. Imagine Sofiaa developer fintech Berlin-based Argentinian who has been accumulating BTC for years. She starts by exploring our listing from villas and penthouses in Valencia and use the Euro and bitcoin price filters we have built in. While browsing, download a brochure in PDF of a villa in Jávea - the tool calculates on the fly how many BTC the seller demands with a minute-by-minute quotation. From the very first click the experience tells you that buying a house with bitcoin in Spain is a standardised process, almost as simple as acquiring an NFT.

Step 2 - Pre-qualification and exploratory meeting

As soon as Sofia asks for more information, our CRM triggers an automatic flow: she receives an email with a link to Zoho Bookings to choose from call for 15 minutes. During this video call we clarified two basic issues:

1. Fiscal jurisdiction. Sofia resides for tax purposes in Germany; it is worth anticipating that she will have to declare the crypto-furniture swap in her country in addition to complying with ITP/IVA in Spain.
2. Source of funds. We ask you for a statement of your Kraken account and the export JSON of its hardware walletnot to pry into their privacy, but to document the source of funds in a notary's office.

When closing the call, we send a one-pager which lists the 10 essential documents on the checklist. This professional touch generates confidence and reinforces the idea that buying a house with bitcoin in Spain is a marked road, not wilderness.

Step 3 - Final selection and offer in dual currency

After virtually visiting three properties with our 3D tour, Sofia falls in love with a duplex penthouse in Pla del Remei. The starting price is €1,250,000, but the owner - a expat French which is also early adopter crypto- asks for 23 BTC if settled within the week.
This is where the first "dual" negotiation takes place:

• Reference quotation. Both parties accept the Coinbase Advanced Trade 24 h VWAP stamped at 12:00 CET on the day of the signing of the arras.
• Buffer clause. If BTC drops more than 5 % before signing at the notary's office, buyer and seller are given 48 hours to adjust terms or cancel without penalty.

We formulate the offer in a bilingual document (Spanish/English) and we send it to both parties for electronic signature with SignNow. The smart-template automatically places the deposit wallet in a grey box to avoid transcription errors and makes it clear that the exact amount in BTC will be set on Day T.

Step 4 - Earnest money contract with oracle and deposit at escrow

The following Thursday, Sofia and the seller sign the earnest money at the notary's office in Calle Don Juan de Austria (Valencia). The notary, an expert in virtual assets, connects his laptop to the screen in the boardroom and verifies live the receipt of the 2 BTC agreed as a signal at the address Escrow_Lumina_2025x.
Important detail:

• Multi-signature 2-of-3. The wallet The deposit agreement requires two signatures (Lumina + notary or Lumina + buyer) to release funds. Thus, if one of the parties decides to withdraw without cause, the notary unlocks the situation as stipulated and avoids sequestration of capital.

At that point it becomes clear that buying a house with bitcoin in Spain It is no longer a theory; the satoshis have crossed the chain and the arras are legally protected.

Step 5 - Technical Due Diligence and AML/KYC Compliance

During the following four weeks our back-office works on a piecework basis:

1. Registration charge and simple notes. We check that there are no mortgages, liens or urban planning affectations.
2. Also blockchain. We run an analysis Know-your-Transaction in Chainalysis to validate that Sofia's BTCs do not originate from sanctioned exchanges or mixers illicit.
3. Certifications of installations. We review energy efficiency certificates, ITE of the building and the community plan to detect spills.
4. Valuation in euros. An approved institution issues the security for mortgage purposes - useful if Sofia decides to finance part in fiat currency in the future.

Everything is automatically archived in Zoho WorkDrive and linked to the file in Zoho CRM. When the folder shows its "green check", we notify the notary that the signature can be scheduled.

Step 6 - Advance of signature and transfer test

A week before the final signature we sent Sofia a video loom two-minute time frame showing the exact route that the on-chain transaction will take: source address, script-path multi-signature and final address of the seller. We tested a micro-transaction of 0.0001 BTC to verify fees and confirmation times.
Why do we insist on this dry run? Because buying a house with bitcoin in Spain requires surgical precision: an error in direction, an error of direction, a double-spend or a fee too low may delay the elevation to public and thus trigger the anxiety of the parties.

Step 7 - Signing at the notary's office and exchange in real time

Day T (09:30 h). The notary reads aloud: "Assembled... proceed to execute a public deed of exchange...". Sofia, mobile phone in hand and hardware wallet connected, sign the transaction.
The scene is divided into three screens:

1. Blockchain Explorer. The notary refreshes mempool.space and watches as the TX.
2. Digital writing. The notary's office attaches a PDF of a screenshot with the TXID and the main hash of the block to be confirmed.
3. Fiduciary custody. The seller opens the BBVA Crypto application, displays the receipt of the 23 BTC and accepts that the bank settles them to euros in his current account.

In less than 10 minutes, the triple certainty of legal, technological and economic certainty takes place. For many customers this magic moment proves that buying a house with bitcoin in Spain is even more agile than a traditional sale and purchase.

Step 8 - ITP/VAT settlement and self-assessments

As soon as we leave the notary's office, our tax department submits the telematic form 600 in the Generalitat Valenciana: it applies the reduced rate at 8 % for habitual residence (Sofia is going to establish her residence there). The NRC (Complete Reference Number) is generated and uploaded to the file.
In parallel:

• Vendor. He records the capital gain in his accounts and orders an advance payment on account of personal income tax.
• Buyer. Our Munich office prepares a draft German tax return for you under the German-Spanish double taxation avoidance agreement.

Step 9 - Registration and symbolic handing over of keys

Two weeks later, the land registry office issues the definitive simple noteSofia is now the owner and the tax liability is cancelled. We celebrate with a special key handover: instead of the typical metal key ring, we give away a NFT with the render 3D of the penthouse and an IPFS link to the notarial deed. A souvenir that fits the spirit bitcoin-first.

Step 10 - After sales, custody and reporting

To close the circle of buying a house with bitcoin in Spain we offer a service post-onboarding optional:

• Cold custody. We set up a multi-sig with Ledger Enterprise for Sofia's remaining BTCs.
• Periodic declarations. We automate the integration of your wallet with CoinTracking to receive fiscal reports on a quarterly basis.
• Future tokenisation. If you decide to rent your penthouse, we can tokenise participations. ERC-1400 to transfer rights of use to third parties by smart contracts.

The journey does not end with the signature: we start a long-term relationship where blockchain and bricks and mortar coexist harmoniously.

5. Anti-money laundering and KYC requirements

• Regulated exchange: operates with MiCA providers (BBVA Cripto, Bit2Me ProSantander One Crypto in pilot).
• Source of funds: retains your transaction history and certificates of origin from wallet to wallet.
• Effective limit €100 000: Law 7/2021 equates cryptocurrencies to cash when it comes to payments between private individuals above this threshold.

6. Advantages, disadvantages and risk mitigation

7. Actual cases and recent case law

1. Valencia, April 2023. Sale of penthouse in Ruzafa for €1,250,000 paid in BTC+ETH; the notary certified the transaction and the registry office registered it without objections.
2. Madrid, February 2024. The Central Economic-Administrative Court confirmed that the crypto-furniture swap is subject to ITP.
3. Malaga, June 2025. First transaction channelled entirely through BBVA Crypto: 22 BTC equivalent to €1,050,000 on the day of signing.

8. MiCA 2025 regulatory scenario

• CNMV licences: as of July 2025 BBVA is the only Spanish institution with a full licence; Santander and CaixaBank are in the evaluation phase.
• Transitional period: unlicensed providers have until December 2025 to adapt, with operational limitations.
• Buyer impact: greater legal certainty, funds in the custody of supervised entities and reduced risk of loss.

9. Final documentary checklist

• Passport/National ID card and proof of tax residence
• KYC completed on regulated exchange
• Cold wallet or multi-signature
• Deposit agreement with oracle BTC-EUR
• Wallet balance certificate (before and after)
• Public deed with hash and TXID
• Form 600 (ITP) or self-assessment VAT return
• Proof of municipal capital gains tax
• Nota simple registral once registered
• Declaration of capital gains in IRPF/IS
• Transaction JSON file for auditing

10. How Lumina Properties makes it easy to buy a house with bitcoin in Spain

At Lumina Properties we have:

• In-house legal team https://luminaproperties.es/inmobiliaria/
• Premium catalogue https://luminaproperties.es/propiedades-de-lujo-valencia/
• News and market analysis https://luminaproperties.es/noticias-inmobiliarias-valencia/ https://luminaproperties.es/
• Market Value Calculator https://luminaproperties.es/cuanto-vale-mi-casa/

We collaborate with crypto-expert notaries and regulated exchanges to ensure that buying a house with bitcoin in Spain is as simple and secure as signing and transferring.

11. Conclusion and call for action

Buying a house with bitcoin in Spain is no longer science fiction. With the right guidance, tax advice and the backing of an partner With Lumina Properties, you can turn your digital capital into prime brick in a matter of days.

Ready to get started? Write to us at inmobiliaria@luminaproperties.es or call +34 961 415 853 and discover the best properties where you can find the best properties. buying a house with bitcoin in Spain today.