Major Development in Spanish Taxation of Crypto Transactions

In a new binding ruling (V0935-25) issued by Spain’s Dirección General de Tributos (DGT), the Spanish tax authority has confirmed a controversial interpretation of how cryptocurrency is treated in real estate transactions.

The conclusion?
If you purchase a property in Spain using Bitcoin or other cryptocurrencies, the transaction is subject to the Spanish Transfer Tax (Impuesto sobre Transmisiones Patrimoniales, or ITP).

Why? Because, according to the DGT, cryptocurrencies are not considered money or legal tender, but rather “intangible goods.

The Case at Hand: What Happened?

In this recent ruling:

• A property was sold, and the buyer paid in Bitcoin.
• The DGT determined that, since cryptocurrency is not considered money, the exchange must be classified as a “barter transaction” (permuta) under Article 1538 of the Spanish Civil Code.
• As such, each party is acquiring a good of patrimonial value, triggering ITP obligations.

This means: Anyone acquiring cryptocurrencies in exchange for property (outside of an economic activity) may now be liable for ITP under the “onerous transfers” modality.

The DGT further clarifies that:

• The value of the transaction will be based on the market value of the cryptoassets exchanged, or, if higher, the agreed contract price.
• The applicable tax rate will depend on the Autonomous Community’s ITP rate for movable goods.

What About VAT or Exemptions?

There are no ITP exemptions when crypto is used as payment unless the transfer occurs within a business activity (i.e. the seller is acting as a business and subject to VAT).
This ruling specifically applies outside that scope — i.e., transactions between private individuals.

This approach contradicts previous DGT guidance in VAT matters, where Bitcoin has been treated akin to currency, allowing VAT exemptions to apply to crypto transactions. This ruling signals a divergence between VAT and ITP treatment, adding further confusion for taxpayers.

Key Takeaways

• Crypto = Not Money (for ITP purposes): Spanish tax authorities are doubling down on the idea that crypto is an intangible asset, not a medium of exchange.
• Crypto-for-property = Barter: Paying for real estate in crypto is not a “payment” but a “barter,” meaning each side is acquiring a good, and ITP is triggered.
• No ITP Exemption: Since crypto isn't treated as money, the usual exemption for payments made in cash (or legal tender) doesn’t apply.
• Inconsistent Treatment: The ruling contradicts the DGT’s position in VAT matters, where crypto is treated similarly to currency.

Commentary:

This interpretation could open the floodgates of tax liability for ordinary crypto users in Spain.  While the IVA (VAT) authorities treat crypto as financial assets or currencies, the DGT now treats them as intangible goods for ITP, creating inconsistency across tax regimes and legal uncertainty.

The new ruling introduces transfer tax obligations where none existed before, potentially discouraging the use of crypto as a means of payment in Spain.

Conclusion: Be aware of your tax obligations

If you're involved in any transaction involving cryptoassets in Spain — whether buying, selling, or exchanging property — it’s critical to understand the indirect tax consequences.

• Buying real estate with Bitcoin? You could owe ITP.
• Selling property and receiving crypto? You may trigger multiple tax obligations.
• Are you a private individual, or acting in a business capacity? The tax impact will differ significantly.

Need Professional Tax Advice on Crypto in Spain?

At SamirLaw, we advise international clients on the legal and tax implications of crypto transactions — from property purchases to wealth structuring and tax reporting.

Contact or write to us at info@samirlaw.com