加密货币持有者在国际购房前需要了解哪些关键事项？

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用加密货币买房的成熟之路

2014年，一位早期的比特币投资者试图用加密货币购买房产，却碰壁了：他拥有币和坚定的信念，但他的经纪人Stephan Burke和Carol Cassis却找不到任何愿意接受的卖家。最终，这笔交易在比特币被兑换成美元后才得以完成，且是按照市场而非他的意愿进行的。

三年后，同样的经纪人在2017年12月促成了一笔性质完全不同的交易。当时，一位被称为“Paychecks”的比特币交易者支付了17.741枚比特币（当时价值约27.5万美元），购买了一套迈阿密的两居室公寓，期间没有将任何一枚硬币兑换成现金。这被报道为南佛罗里达第一起仅使用加密货币的房产交易，其背后的逻辑在几年前还被认为是不可想象的：一手交币，一手交房，中间无需经过美元。

从没有人愿意接受这种货币的市场，到可以直接用房屋交换它的市场，这段短暂的距离几乎就是“用加密货币买房”这一概念成熟的缩影。如今可用的方法——无论是直接出售加密货币、在结算时兑换法币，还是使用稳定币结算——都是因为需求先于供给出现，行业随后才慢慢构建了满足需求的机制。

目前尚未解决的不是你是否能用加密货币买房，而是如何最好地操作，以及更重要的是在哪里操作，因为买家选择的国家比加密货币本身对交易的影响更大。

三种市场类型

作为买家，全球房地产市场可分为三类，你将面临哪一类决定了后续的大部分情况。第一类包括那些积极拥抱加密货币买家并据此定制监管框架的法域。

葡萄牙是这一类别的领导者，已成为首个允许直接使用比特币购买房地产而无需兑换欧元的欧盟国家，其公证系统建立了明确的文件指南。类似地，阿联酋通过迪拜量身定制的监管框架容纳数字资产交易，其中主要的房地产开发商直接接受加密货币支付。在这些积极的司法管辖区中，“用加密货币买房”代表了一条有意设计的合法途径，而非临时的变通办法。

第二大群体允许购买，但将加密货币视为附带因素。在交易完成前或完成时，硬币会被转换为当地货币。就契约、公证人和税务机关而言，交易以普通货币结算，尽管这些货币最初来源于加密货币。大多数主要房地产市场属于此类，因此在结算时兑换成为 overwhelmingly 首选的路线：它不会对卖家提出不熟悉的要求，同时确保交易扎根于既定的法律先例之中。

第三类交易中，由于对加密货币的限制、外国所有权上限或缺乏针对银行和外国法律顾问的清晰框架，交易面临重大障碍。主要挑战通常源于一般的跨境购买摩擦，加上当地金融系统缺乏处理数字资产的机制。虽然坚持不懈的投资者可以完成交易，但相关的风险和费用会大幅上升，使这一决定变成评估该资产是否值得额外负担的过程。

主要结论是，同一种“用加密货币购买房地产”的意图在一个市场可能是常规操作，而在下一个市场则几乎不可能实现，因此你购买地点的重要性不亚于你购买的标的。

海外置业中“你的”真正含义

大多数海外购买背后有一个不言而喻的假设，即一旦付款，房子就是你的。然而，在跨境购买房地产时，情况并非总是如此，因为财产权利严格受当地司法管辖区管辖。这些框架可能与国内法律大相径庭，这与任何加密货币考虑无关，且根本性地决定了收购的性质本身。

First check the legal ownership forms available at the target destination. In many jurisdictions, foreign homebuyers can obtain freehold titles and gain full ownership of buildings and land, just like local citizens. Elsewhere, acquisitions are limited to leaseholds, which may provide long-term stability or gradually depreciate as the term expires. Certain Asian markets enforce stricter boundaries, banning foreign ownership of land entirely and restricting buyers to corporate structures, lease agreements or proxy holding frameworks, each of which carries unique legal risks.

In addition, buyers must comply with specific foreign ownership regulations, such as mandatory pre-approval requirements, location or property type restrictions, and minimum investment thresholds tied to residency plans such as gold visas. Whether the transaction is settled in Bitcoin, US dollars or euros, these legal parameters are the same because they depend entirely on the identity of the buyer rather than the payment instrument.

One detail that is easily overlooked when purchasing foreign property is its postmortem disposal. Succession matters are usually governed by the law of the place where the real estate is located, not the owner's home country, and some areas enforce mandatory inheritance provisions that go beyond private wills. Therefore,"buying a house in cryptocurrency" involves both digital asset issues and the regular legal complexities of cross-border ownership.

Buying real estate overseas with cryptocurrency is only half of the cryptocurrency problem; the other half is unfamiliar but ordinary foreign ownership laws.

Exchange rate issues, beyond volatility

While price fluctuations often dominate discussions about cryptocurrency real estate transactions, cross-border purchases introduce potential exchange rate risks. Since international house prices are set in local fiat currencies (such as Lisbon's euro or Dubai's dirhams), digital assets must eventually be converted. Timing, exchange rate and specific conversion mechanism directly determine the total cost of the acquisition.

In order to mitigate price fluctuations while maintaining execution speed and chain transparency, buyers often use stablecoins pegged to fiat currencies in international acquisitions. However, holding stablecoins pegged to the U.S. dollar does not eliminate the foreign exchange risk of acquiring properties denominated in different fiat currencies. The impact of fluctuations in the strength of the US dollar relative to local currencies on total settlement costs is as significant as market fluctuations. Therefore, managing currency conversion strategies and execution timing are basic decisions in the purchasing process.

A unique operational advantage of digital assets is that they can be moved across borders without delays or compliance issues like traditional correspondent banking networks. Capital can be quickly transferred to target countries and converted when it is near completion, narrowing the window of exposure to money market movements. Still, transmission speed does not bypass regulatory review; maintaining complete and transparent documentation remains critical to cross-border legal compliance.

Two tax homes, one asset

Buying real estate with cryptocurrencies internationally introduces complex, dual-jurisdiction tax obligations that require careful planning. Transactions trigger different financial obligations in your tax country of residence and your property country.

1. 本国税务负债（资本利得税）

在大多数司法管辖区，清算或使用数字资产“用加密货币购买房地产”被视为应税处置。如果你的持仓随着时间的推移增值了，你的税务居住国可能会在将任何法币转移给卖方之前，对这些增值部分征收资本利得税。对于长期持有的资产，本国的税务负债可能会实质性改变交易的整体财务可行性。

2. 外国税务负债（财产及转让税）

无论交易资金如何，目的地国家都会执行自己的一套税费。这些通常包括收购时的转让税、印花税或登记费，持续的年度房产税，以及潜在的外国买家附加费。这些当地费用直接适用于房地产和你作为非居民买家的身份，叠加在本国的资本利得义务之上。

3. 应对双重税收制度

单一的购买决定实际上在不同国家创造了两个独立的税务事件。是否可以减免双重征税取决于相关国家之间现有的条约，并且需要专门的跨境法律和财务咨询。事先确定综合税务影响对于了解投资的真实成本至关重要。

证明资金来源

The biggest obstacle to completing a cryptocurrency real estate acquisition is neither tax liabilities nor property ownership regulations, but strict requirements to verify the source of funds. Anti-Money Laundering (AML) and Know Your Customer (KYC) agreements have become mandatory requirements in the global real estate market. Assets routed across multiple wallets or trading platforms present greater barriers to verification than traditional bank deposits. Buyers should not regard funding source verification as the last administrative detail, but should prioritize establishing clear documentation from the beginning to prevent transactions from failing.

In Portugal, one of Europe's friendliest markets, notaries completed only 13 cryptocurrency-funded property deeds in 2022 and rejected seven others for reasons that read like summaries that cross-border buyers must get right: violations of anti-money laundering compliance, lack of technical knowledge to execute transfers, and unresolved questions about which tax rules apply. Extensive regulatory approvals do not guarantee that your particular transaction will pass. Even in jurisdictions that cater to cryptocurrency investors, transactions can break down if compliance agreements, trading mechanisms, or tax liabilities are not adequately resolved.

Worldwide, regulators have become increasingly stringent, strengthening beneficial owner reporting and supervision of luxury property transactions, and digital asset purchases have been particularly closely watched. Therefore, buyers who proactively prepare complete wallet history, exchange statements and capital supporting documents can successfully complete the transaction. Inadequately prepared buyers can face lengthy delays, which often jeopardize the entire purchasing process.

The person you actually need

As mentioned in previous sections, international cryptocurrency property acquisitions require more preparation than domestic transactions and require expertise in multiple subject areas. It is crucial to have an appropriate professional team, which is often broader than standard real estate transactions. Key members include:

Local legal advisers: Lawyers operating in the target jurisdiction with specific experience in foreign ownership regulations and local transfer procedures.
Cross-border tax advisers: Experts proficient in domestic and target tax laws, as the interaction of these two tax regimes is a major source of financial risk.
Cryptocurrency transaction managers: The person responsible for processing digital assets, including conversion or settlement mechanisms, and compiling an audit trail of funding sources sufficient to pass review by foreign notaries and banks.

The main challenge is not in any one role, but in aligning them seamlessly across boundaries, languages, and strict schedules. Professional concierge companies such as AltProperties bridge the gap between familiar on-chain assets and complex international real estate processes. They oversee transaction structure, regulatory compliance and cross-border payment execution, allowing buyers and real estate agents to focus on property selection. Dedicated advisory team is not about solving impossible tasks, but about turning obstacles in multiple jurisdictions into smooth, successful purchases.

利用加密货币进行国际房地产收购需要早期准备和正确的专业知识，而不是在做出承诺后才应对障碍。成功的买家在购买前关注四个基本要素：