You can, but the notary (notario), the bank granting the mortgage and the real estate agency will ask where the money comes from. We explain the two ways to do it, the taxes each one triggers and which documents to have ready before you sign the deposit contract (arras).
Updated: September 2026Buying with money from crypto? Free review
We tell you which documents the notary and the bank will ask you for in your case.
The difference is not just practical: it changes how the deed is drafted and how each party is taxed.
You sell on an exchange, move the euros to your account and pay by bank transfer. It is a normal sale and purchase, but the bank will review the incoming funds and the notary will identify the transfer. The sale of the crypto is taxed under your personal income tax (IRPF).
The Directorate General of Taxes (DGT) classifies this as a swap (permuta) (ruling V0935-25 of May 27, 2025): crypto is an asset, not money. Its euro value has to be set on the date of the deed, and both parties are taxed on what they give and what they receive.
The document that answers the bank’s and the notary’s questions about the source of the money.
The path of your funds from the original purchase to the account you pay from.
The anti-money laundering obligations of real estate agencies and developers.
A legal review of the property before you commit your money.
The notary, the bank and the real estate agency are obliged entities under anti-money laundering law: it is not distrust, it is their legal duty. What settles their doubts is the same story, well documented.
The notary is an obliged entity under Law 10/2010 (Art. 2(1)(n)) and must identify the means of payment in the deed (Article 24 of the Notarial Law). If you pay in crypto, the notary may ask you for exchange statements, the euro value and proof of who owns the wallet.
When it receives a large transfer from an exchange or assesses a mortgage application, the bank must check that the transaction fits your profile, including the source of the funds (Article 6 of Law 10/2010).
Real estate agencies and developers are also obliged entities: they will identify you and may ask about the source of the money before you reserve the home.
Is your money on an exchange? See which documents to download from Binance and how to move it to your bank.
An indicative summary. Transfer tax (ITP) rates depend on the region (autonomous community), and each case needs its own calculation.
| Who | Income tax (IRPF) | Tax on the acquisition | Other |
|---|---|---|---|
| Buyer who sells crypto and pays in euros | Gain or loss on the sale of the crypto (FIFO method). | Transfer tax (ITP) if the home is a resale; VAT (IVA) and stamp duty (AJD) if it is new. | Notary and land registry fees. |
| Buyer who pays in crypto (swap) | Gain or loss on handing over the crypto: the higher market value of what is given and what is received is used (LIRPF Art. 37(1)(h)). | Transfer tax (ITP) if the home is a resale; VAT (IVA) and stamp duty (AJD) if it is new. | Euro value documented in the deed. |
| Seller paid in euros | Gain or loss on the sale of the property. | — | Municipal capital gains tax (plusvalía municipal), where applicable. |
| Seller paid in crypto | Gain or loss on the sale of the property, applying the higher-value rule. | ITP on acquiring the crypto (4% general rate, unless a regional rate applies), according to the DGT (V0935-25). | Municipal capital gains tax (plusvalía municipal), where applicable. |
Source for the swap treatment: binding ruling V0935-25 of the Directorate General of Taxes, dated May 27, 2025. Questions about your tax return? See when to report crypto.
In a home purchase, deadlines rule. A gap in your paperwork can cost you the deposit or the signing date.
Transfer held: the bank may hold the incoming funds from the exchange until you prove where they come from.
Signing postponed: if the means of payment cannot be identified, the deed is delayed or becomes more complicated.
Mortgage in doubt: an unexplained down payment can hold up the loan approval.
If the means of payment are not identified, the notary records this in the deed and reports it to the relevant body of the General Council of Notaries.
Assets whose source you cannot prove may be taxed as an unjustified capital gain, in the general tax base.
If you sign a withdrawal deposit contract (arras penitenciales) and cannot complete the deed because the funds are not available, you may lose the deposit. Prepare the paperwork before you sign it.
We prepare the source of funds certificate and the traceability report so the notary and the bank have a clear picture before the signing.
Yes. There are two ways: sell the crypto and pay in euros by bank transfer (the usual route) or hand the crypto over to the seller. In the second case, the Tax Agency treats it as a swap (permuta), not as a sale, because crypto is not money (DGT binding ruling V0935-25).
The notary authorizes the deed if the means of payment are identified (Article 24 of the Notarial Law). If the price is paid in crypto, it is documented as a swap (permuta), and the notary may ask for proof of the euro value, of who owns the wallet and of the transfers. If the means of payment are not identified, the notary records this and reports it to the relevant body of the General Council of Notaries.
The buyer pays their region’s transfer tax (ITP) (resale home) or VAT (IVA) and stamp duty (AJD) (new home). In addition, when they sell or hand over their crypto, they are taxed under personal income tax (IRPF) on the gain or loss. The seller of the home is taxed under their IRPF and pays the municipal capital gains tax (plusvalía municipal); if paid in crypto, according to the DGT the seller also pays ITP on acquiring it.
It can be agreed, but it complicates the transaction: the contract has to set the euro value, the reference date and the receiving wallet. The most practical option is to sell first, move the euros to your bank and pay the deposit by bank transfer, which leaves a clear trail for the notary.
It depends on the bank, but they will all ask you to prove where the down payment comes from. Having the crypto certificate ready when you apply for the mortgage avoids delays and last-minute questions.
Before signing the deposit contract (arras). A standard dossier takes 5 to 10 business days to prepare, and the bank may take time to review a large transfer from an exchange. If you wait until the week of the signing, you risk having to postpone it.
The bank may hold the transfer or refuse to execute it, and the signing is delayed. For the Tax Agency, assets whose source you cannot prove may be treated as an unjustified capital gain (LIRPF Art. 39). Those gaps need to be closed beforehand.
The same rules apply, with documents from your country that may need an apostille. Since April 3, 2025, the golden visa for buying a home no longer exists. We explain it in source of crypto funds from Latin America.
Each case needs different documents. These are the most common.
We reconstruct old purchases, exchanges that no longer exist and self-custody wallets so the down payment on the home has a clear source.
We document which funds each partner contributes and where they come from, for the mortgage bank and for the deed.
We combine the documents from the buyer’s country with the on-chain traceability and the history from the European exchange.
We review how to document the swap, the euro value and the taxes the seller has to pay.
These terms come up in your conversations with the notary’s office, the bank and your advisor when you buy a home with money from crypto.
What happens if you hand over crypto in exchange for the home: there is no price in money, but two assets that are exchanged.
Bank transfers, checks or, where applicable, crypto handed over. The notary identifies them in the deed.
Banks, notaries, real estate agencies and developers must apply due diligence measures.
An amount paid when you reserve the home. If the arras are penitenciales and the buyer withdraws, the buyer loses it.
Tax on buying a resale home. Each region (autonomous community) sets the rate.
The difference between what you paid for your crypto and its value when you sell it or hand it over.
Evidence that links your income or savings to your crypto purchases and to the account you pay from.
An analysis linking wallets, exchanges and bank accounts through their TxIDs.
It taxes the increase in value of urban land and, in general, the seller pays it.
Tell us how you will pay for the home and we will tell you which documents to prepare and when.
Buying a home with money from crypto is legal in Spain. The question is not whether you can, but how you prove the source of the funds to those involved in the purchase: the bank, the notary and, where applicable, the real estate agency. All of them are obliged entities under Law 10/2010 on the prevention of money laundering.
The usual route is to sell the crypto, move the euros to the bank and pay by bank transfer. If the seller agrees to receive crypto, the Directorate General of Taxes considers the transaction a swap (permuta) (ruling V0935-25), because crypto is not legal tender. In that case, the euro value of what is handed over must be set on the date of the deed.
In deeds transferring real estate, the notary identifies the means of payment used (Article 24 of the Notarial Law). If the parties do not identify them, the notary records this and reports it to the relevant body of the General Council of Notaries. That is why it is best to arrive at the signing with the crypto certificate and the supporting documents ready.
Whoever sells or hands over their crypto to pay for the home makes a capital gain or loss, which is reported under personal income tax (IRPF). The home purchase is subject to ITP if it is a resale home, or to VAT (IVA) and AJD if it is new. If the source of certain assets cannot be proved, the Tax Agency may treat them as an unjustified capital gain.
Key legislation, linked to the official text:
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