Can You Buy Property in France With Crypto?
Yes, you can buy property in France using cryptocurrency, but only if the transaction is structured in accordance with French civil law, tax regulations, and anti-money-laundering rules.
Cryptocurrency is not legal tender in France, but it is legally recognised as a digital asset. This allows it to be used as a source of funds for a real estate purchase when properly converted or contractually accepted.
👉 Internal reference guide:
Buy Real Estate with Crypto (Vicox Legal)
https://vicox.legal/en/buy-real-estate-with-crypto/
What Does “Buying Real Estate with Crypto” Mean in France?
Buying real estate with crypto in France means using cryptocurrency as the economic source of payment, either:
- by converting crypto into euros through a regulated provider before completion, or
- in limited cases, by transferring crypto directly to the seller under a legally recognised exception.
In all cases, the transaction must be:
- fully traceable,
- tax-compliant,
- accepted by a French notary.
The General Legal Rule in France
Under Article 1343-3 of the French Civil Code, all monetary obligations must be paid in legal tender (euros).
Cryptocurrencies are legally classified as intangible movable property, not money.
As a result, most crypto real estate transactions in France follow this standard structure:
- Cryptocurrency is converted into euros via a registered PSAN
- Euros are transferred to a regulated escrow account
- The notary executes a euro-denominated purchase deed
This is the default, safest and most common model.
The Legal Exception: Direct Crypto Payment (Dation en Paiement)
French law allows an exception under Article 1342-4 of the Civil Code, known as dation en paiement.
What Is Dation en Paiement?
Dation en paiement allows a seller to voluntarily accept an asset other than money to settle a debt.
In real estate terms, this means:
- the seller expressly agrees to accept cryptocurrency,
- the crypto transfer legally extinguishes the purchase obligation.
Conditions That Must Be Met
A direct crypto property payment in France is valid only if all of the following are documented in the notarial deed:
- explicit acceptance by the seller
- valuation method and valuation date
- on-chain transaction reference
- full AML and source-of-funds documentation
Without these elements, the transaction will not be notarised.
Step-by-Step: How to Buy Property in France With Crypto
Step 1: Legal & Tax Feasibility Review
- Buyer residency status
- Type and origin of crypto assets
- Transaction value
- Seller’s willingness to accept crypto
Step 2: AML & Source-of-Funds Verification
French AML rules require:
- wallet ownership proof
- transaction history
- exchange or acquisition records
Compliance is supervised by Tracfin, the French AML authority.
Step 3: Choose the Transaction Structure
- crypto → euro → notary (standard)
- direct crypto settlement via dation en paiement (exceptional)
Step 4: Tax Calculation
Crypto use triggers capital gains taxation, regardless of the structure.
Step 5: Notarial Completion
- deed executed before a French notary
- land registry registration
- duties and fees paid in euros
Is Buying Property With Crypto Taxable in France?
Yes. Buying property with crypto is always a taxable event.
Under Article 150 VH bis of the French Tax Code, using crypto to purchase property is treated as a disposal of crypto assets.
Tax Treatment
- Flat tax: 30% (12.8% income tax + 17.2% social contributions)
- Optional progressive income tax scale
- Professional traders may fall under BIC rules
There is no tax-free workaround, even for direct crypto payments.
Additional Tax & Reporting Obligations
- Declaration of foreign crypto accounts
- Payment of property transfer duties
- Notary and registration fees (always in euros)
Failure to report correctly may trigger penalties and audits.
Why Legal Structuring Matters
Improperly structured crypto purchases may result in:
- refusal by the notary
- tax reassessment
- AML reporting
- invalid or unenforceable deeds
In France, crypto real estate is possible, improvisation is not.
Why Clients Use Vicox Legal
Vicox Legal assists international buyers with:
- crypto-to-fiat structuring
- dation en paiement feasibility
- AML documentation
- cross-border tax coordination
- notarial execution
AEAT Tax Requirements (Spanish Tax Agency)
The process of converting crypto to fiat for payment triggers immediate tax obligations:
- Calculation of Capital Gains and Losses: The Capital Gain generated by the sale (conversion to €) of the cryptocurrency must be calculated.
- Property Transfer Tax (ITP) or VAT (IVA): Taxes associated with the purchase-sale of the property must be paid.
EU MiCA Regulation (Markets in Crypto-Assets)
From January 2025, the MiCA regulation will provide a unified and more secure framework for Crypto-Asset Service Providers (CASPs), including exchanges and custody services. This increases the legal certainty for the crypto real estate investor.
📌 Don’t risk your investment. Learn about the Vicox Legal Process for Crypto Real Estate Purchase.
Key Taxes When Buying Property With Cryptocurrency in Spain
| Tax | Applicable Rate | Description |
| Property Transfer Tax (ITP) | 6% – 10% (Varies by region) | Applicable to second-hand properties. |
| Value Added Tax (VAT / IVA) | 10% (New property) | Applicable to the purchase of new construction (plus 1.5% Stamp Duty/AJD). |
| Notary and Land Registry Fees | 1% – 2% | Administrative and registration costs. |
| Capital Gains Tax (CGT) | 19% – 26% | Crucial: Applicable to the capital gain generated on the Crypto-to-Euro conversion. |
Best Cryptocurrencies for Real Estate Investments
| Crypto | Reason and Advantage | Legal/Volatility Risk |
| USDT/USDC (Stablecoins) | Stable, US Dollar pegged. Ideal for locking in the price and facilitating notary/escrow management. | Low. Lower volatility risk during the closing process. |
| Bitcoin (BTC) | The most common and widely recognized cryptocurrency in the market. | Volatile. The property price may fluctuate between deposit and final signing. |
| Ethereum (ETH) | High liquidity, particularly attractive within the Web3 sector. | Moderate. Similar to BTC, but frequently used in large transactions. |
Stablecoins are, by far, the preferred vehicle by Vicox Legal for structuring high-value transactions, given their stability and reduced friction in the legal process.
Why Vicox Legal is Your Strategic Partner in Crypto Investment
In a process as sensitive as purchasing a high-value real estate asset using cryptocurrencies, specialized expertise is not optional, it is mandatory.
Vicox Legal specializes in the entire end-to-end process:
- Crypto-to-Fiat Conversion Compliance: We ensure the conversion complies with all tax regulations.
- Enhanced AML/KYC Verification: We handle all the documentation required to prove the source of funds to the Notary.
- Escrow Account Management: We offer secure escrow solutions to protect funds until the final signing.
- Notary and Registry Coordination: We structure the purchase so that the Notary and the Registry accept the operation without objections.
- Structuring International Crypto-to-Property Purchases: We are your legal bridge between the crypto world and the Spanish real estate market.
Start Your Crypto Property Purchase with Maximum Security
You are ready to invest in the best areas of Spain. Now, secure the legal and tax side of your transaction.
🔹 Contact Vicox Legal for a confidential consultation.
Frequently Asked Questions (FAQ)
Can I buy property with Bitcoin directly?
Yes, in many countries you can, depending on the seller and legal framework. In Spain, the final registration must be completed in euros, but BTC can be accepted through a compliant conversion process.
Do I need to convert crypto into fiat first?
Not always. Some deals are completed fully in crypto using smart contracts or OTC desks. In Spain, the notary requires the euro value for registration, but legal crypto settlements are common.
Are there taxes when I buy property with crypto?
Yes. Depending on your jurisdiction, capital gains taxes may apply when converting cryptocurrency. In Spain, property transfer taxes and municipal taxes also apply.
What is the safest way to buy with crypto?
Use escrow, legal contracts, regulated OTC desks, and lawyers specializing in crypto-to-real-estate compliance.
Which crypto is best to use?
Stablecoins such as USDT and USDC are ideal due to price stability. Bitcoin and Ethereum are also widely accepted.
References
To guarantee compliance and legal certainty in your purchase, Vicox Legal relies on the following official sources:
- Spanish Anti-Money Laundering Law: Ley 10/2010, de 28 de abril, de prevención del blanqueo de capitales y de la financiación del terrorismo, y sus reglamentos de desarrollo.
- Tax Authority (AEAT): Directrices e Instrucciones de la Agencia Estatal de Administración Tributaria (AEAT) sobre la fiscalidad de las criptomonedas y las obligaciones de información (e.g., Modelo 721).
- European Regulation: Regulation (EU) 2023/1114 on Markets in Crypto-Assets (MiCA), applicable from late 2024/early 2025.
- Property Registry: Ley Hipotecaria y normativas del Registro de la Propiedad (Ministerio de Justicia) para la inscripción de títulos de propiedad.
Related Articles | Deepening Your Legal Knowledge
For a complete and secure journey into Spanish crypto real estate, explore our full library of expert guides:
- The Ultimate Legal Guide: Buy Property in Spain with Crypto: The Comprehensive 2025 Guide
- A foundational resource covering regulations, security, and market overview.
- Procedural Roadmap: Crypto Real Estate Spain – Step-by-Step Process for Foreign Investors
- Detailed actions from initial due diligence to final registration.
- Legal Compliance and Escrow: The Legal Process to Buy Real Estate in Spain Using Crypto (AML/KYC)
- Focus on AML compliance, notarial requirements, and fund verification.
