Buy Property in Spain with Cryptocurrency — Legal and Safe Solution for Russians in 2025

Reality of 2025. Traditional money transfers from Russia to Spain have become unreliable: SWIFT disconnections, strict compliance rules, and the €100,000 limit for non-EU residents make cross-border deals extremely difficult. Although property purchases by Russians are not formally prohibited, most transfers are frozen or rejected by recipient banks.

The Working Solution — Crypto Transactions via Licensed Providers (VASP)

• Essence: You pay in USDT/BTC/ETH → a licensed VASP legally converts it into euros → transfers funds to the seller’s or notary’s escrow account in Spain.
• Legality: The purchase contract is notarized in euros, with KYC/AML documentation and crypto-to-fiat conversion proofs attached.
• Taxes: Standard property taxes apply — ITP (for resale) or IVA+AJD (for new builds).
• Typical costs: around 4% of the deal + fixed compliance fees.
• Note: direct crypto-for-crypto “barter” is legal but creates complex tax implications and volatility risks.

Why You Should Obtain a Spanish Residence Permit (NIE / Residency) Before Buying

• Access to banking: Residents are exempt from the €100,000 deposit limit, and opening an account becomes much easier.
• Pre-approved compliance: Residency requires proof of legal income and clean background, which builds trust with notaries and banks.
• Organization: Residency grants a NIE, longer stays, and smoother tax payments.
• After Spain’s “Golden Visa” cancellation, the main options are the Digital Nomad Visa or the Non-Lucrative Visa (for financially independent individuals).

Step-by-Step Purchase Plan

Consultation: immigration & property lawyer + financial advisor (status, taxes, budget).

Residency: apply for a Digital Nomad or Non-Lucrative visa (get NIE, open a local account).

Crypto compliance: sign with a VASP, pass KYC/AML, verify crypto source, decide on rate-fixing.

Property selection: legal due diligence, reserve agreement (arras) with €3,000–6,000 deposit.

Notary and payment: VASP converts crypto → transfers euros → notarized escritura de compraventa signed.

Registration: pay taxes and register title in the Spanish Property Registry.

After purchase: transfer utilities, insure property, pay IBI and non-resident income tax, register rental income if applicable.

Taxes & Fees (approximate)

• Resale (ITP): ~10% depending on region.
• New build: IVA 10% + AJD 1–1.5%.
• Notary & registry fees: 0.5–1.5%.
• VASP/Compliance: ~4% + fixed fees.

Risk Management

• Funds blockage: obtain residency + use an EU-licensed VASP.
• Crypto source validation: prepare exchange/wallet statements.
• Volatility: fix rate or use stablecoins (USDT/USDC), align conversion with signing date.

Conclusion: A valid residence permit, transparent compliance, and a licensed crypto provider transform crypto payments into a regular euro property deal — legally and safely, even under sanctions.

🔗 Source: Ruslan Gavrilov, CEO GG Real Estate Barcelona, November 6, 2025 — Prian.ru