The European Union’s new MiCA regulation (Markets in Crypto-Assets), which entered into force in 2024, is reshaping the way cryptocurrencies are regulated across Europe. For international investors looking to buy property in Spain using crypto, MiCA brings both opportunities and new compliance requirements.
At Vicox Legal, we advise crypto investors on real estate transactions across Europe. Here’s what every buyer must understand about MiCA — and how it affects property purchases in Spain.
🔹 What Is MiCA?
MiCA is the EU’s first comprehensive regulation for crypto-assets. Its goals are:
- Establishing a harmonised legal framework across all EU member states
- Ensuring consumer protection
- Enforcing strict AML/KYC rules
- Regulating stablecoins, crypto service providers and token issuers
For real estate investors, this means crypto transactions in Spain are now subject to the same EU-level rules, regardless of the local region.
🔹 How MiCA Impacts Real Estate Purchases
1. Crypto-to-Fiat Conversions
Property purchases in Spain must still be executed in euros at the notary. Under MiCA, the exchanges and OTC desks used for conversion are fully regulated within the EU framework, ensuring:
- Greater transparency
- Safer custody of funds
- Reduced counterparty risk
2. Stablecoins Under Supervision
Stablecoins (like USDT or USDC) are frequently used by investors to reduce volatility before converting into fiat. MiCA introduces strict authorisation requirements for issuers of stablecoins, ensuring that only regulated entities can operate. This makes the process safer but also limits unregulated providers.
3. AML & Source of Funds
MiCA reinforces existing AML directives. Buyers must provide:
- Wallet transaction history
- Exchange receipts
- Proof of lawful origin of funds
This documentation is now standardised across the EU, meaning that compliance in Spain aligns with the rest of Europe.
4. Service Providers Under MiCA
Crypto-asset service providers (CASPs), such as exchanges, custodians, and brokers, are now regulated entities. When buying property with crypto in Spain, using a MiCA-compliant provider is key to ensuring the deal is legally valid.
🔹 Why This Benefits Crypto Real Estate Investors
While some investors fear “overregulation”, MiCA actually brings clarity and confidence. For buyers in Spain, the benefits are clear:
✅ Greater legal certainty in real estate transactions
✅ Protection against fraud and unreliable intermediaries
✅ A standardised process recognised across all EU countries
✅ Stronger integration of crypto into traditional financial systems
Conclusion
The MiCA regulation transforms how crypto is used in Europe, and Spain is at the forefront of this shift. For international investors, buying property with crypto in Spain remains not only possible but safer than ever under the new framework.
At Vicox Legal, we help structure crypto-to-property transactions in full compliance with MiCA and Spanish property law.
📩 Planning to buy property with crypto in Spain in 2025? Let’s talk.
