Real Estate for Cryptocurrency: Where and How to Buy Property with Bitcoin, Ethereum, or USDT

01/09/2025, 12:50

Reading time: 8 minutes

#Buying and Selling Property

In recent years, real estate transactions with cryptocurrency have grown rapidly — especially in the U.S. and UAE real estate markets. For example, around 12% of U.S. millennials used Bitcoin or Ethereum to fund their down payment on a home. In Europe, property purchases with crypto remain niche, usually processed by converting Bitcoin, Ethereum, or USDT into euros first.

This guide explains where to buy property with cryptocurrency in 2025, how crypto property deals are structured, and what legal and financial risks to keep in mind.

The Context: Why Buy Real Estate with Crypto?

The history of crypto real estate transactions began in 2014 when a plot of land in California was sold for Bitcoin real estate payment worth $1.6 million. Since then, interest has grown, and major developers have started integrating cryptocurrency real estate payments into their processes.

Key milestones:

2014 — first real estate sale for Bitcoin in the USA.
2017 — major property purchase with cryptocurrency in Dubai.
2022 — record-breaking sale of apartments for $22.5 million in a Bitcoin real estate transaction.
2022 — UAE developer DAMAC announced acceptance of Bitcoin and Ethereum for real estate payments through a licensed provider.

Today, it is possible to buy real estate with Bitcoin, Ethereum, or USDT, and in some markets also with other stablecoins.

Advantages of Buying Real Estate with Cryptocurrency

Here are the main ones:

Faster property transactions with Bitcoin — international wire transfers can take days. Crypto real estate payments are almost instant. But the full process (with KYC/AML) takes 1–3 days.
Lower fees — buying property with crypto avoids high bank fees. Licensed crypto providers and escrow banks still charge commissions, but usually lower.
Global accessibility — investors can buy property abroad with cryptocurrency without being tied to one banking system.
Transparency — blockchain ensures secure, transparent Bitcoin property transactions.
Portfolio diversification — turning crypto holdings into real estate investments protects capital from volatility.
Potential profit — if Bitcoin or Ethereum prices rise before conversion, buyers gain additional value.

How the Process of Buying Real Estate with Cryptocurrency Works

Here’s a general outline of a crypto property transaction:

Select a property for sale with crypto and verify its legal status.
Agree on price and cryptocurrency payment method.
Draft and sign the crypto real estate purchase agreement.
Notarize or register the contract.
Financial settlement:
- Convert Bitcoin, Ethereum, or USDT to fiat via a licensed provider (VASP/OTC).
- Transfer funds via escrow or bank check.
- Rarely: direct Bitcoin-to-property payment if legally allowed.
Register property ownership.
Pay real estate taxes (varies by country).

Precautions:

Perform KYC/AML checks.
Use secure crypto wallets and exchanges.
Work with crypto real estate lawyers and tax specialists.
Fix the exchange rate in advance.
Protect private keys and passwords.

Popular Countries for Buying Real Estate with Cryptocurrency

Below is an overview and comparison of countries offering options for purchasing real estate with cryptocurrency.

United Arab Emirates (UAE)

The UAE, particularly Dubai, has pioneered the adoption of cryptocurrencies in real estate. In 2022, the Virtual Assets Regulatory Authority (VARA) was established to regulate such transactions.

Key events and metrics:

In 2025, a real estate tokenization project was launched, with a villa worth AED 1.75 million tokenized and sold to 169 investors in minutes. An additional 30 permits have been issued for tokenizing properties.
Developers like DAMAC, Nakheel, and some Emaar projects accept BTC, ETH, or stablecoins, but transactions are settled in UAE dirhams (AED).
Investors can buy apartments in Dubai with cryptocurrency, achieving rental yields of 5.5–7.5% annually.

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Thailand

Thailand’s real estate market is growing and attracting investors, including through cryptocurrencies. The 2018 Digital Asset Business Decree regulates crypto exchanges and tokens, but since April 2022, direct cryptocurrency payments for goods and services, including real estate, have been banned. Transactions require conversion to Thai baht (THB) via licensed exchanges.

Portugal

Portugal offers attractive conditions for real estate investors using cryptocurrency. The Madeira region is promoted as a «crypto-friendly hub» for IT and blockchain startups. Transactions involve converting cryptocurrency to euros via licensed providers, followed by registration in the land registry.

Tax benefits: No taxes on crypto transactions.
Average apartment cost: ~€350,000.
Price per square meter (city center): ~€5,000.
Rental yield: 3–5% (long-term), 6–8% (short-term).

Indonesia (Bali)

Indonesia, especially Bali, attracts both tourists and investors. Cryptocurrencies are not legal tender but are recognized as commodities and can be used for investments and trading via exchanges regulated by Bappebti.

Prices on the apartments in Bali: $2,000—2,800/m²; in popular areas, over $3,500/m².
Rental yield: 4–6% (long-term), 6–9% (short-term).

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Turkey

Turkey offers opportunities for real estate investment with cryptocurrency despite legal restrictions. Since April 2021, direct crypto payments for goods and services, including real estate, have been banned by the Central Bank. Transactions occur via conversion to Turkish lira (TRY) through exchanges or OTC platforms.

Crypto adoption: 52% of Turks invest in cryptocurrencies.
Average apartment cost: $130,000–170,000.
Price per square meter (city center): ~$1,400.
Rental yield: 4–8% annually, depending on rental type and location.

Georgia

Georgia is becoming an attractive destination for crypto-based real estate investments. Since 2019, cryptocurrency exchanges have been exempt from VAT, and individuals’ crypto sale profits are tax-free for residents.

Average apartment cost: $120,000–150,000.
Price per square meter (city center): ~$1,300.
Rental yield: 4–8% annually.

Montenegro

Montenegro is gaining attention for crypto-based real estate purchases, especially along the coast. The first crypto real estate transaction occurred in 2017.

Average apartment cost: ~$130,000.
Price per square meter (city center): $2,200–3,000.
Rental yield: 4–8% annually.

Cyprus

Cyprus is emerging as a destination for crypto-based real estate purchases. The first Bitcoin transactions were recorded in Limassol in 2018, though they required conversion to euros. Cryptocurrencies are regulated under the EU’s MiCA framework and Cyprus’ CySEC (Crypto Asset Service Providers, CASP) starting in late 2024.

The cost of apartments in Cyprus: €200,000—250,000 (Limassol); €150,000—200,000 (Paphos, Larnaca).
Rental yield: 3–5% (long-term), 6–7% (short-term, up to 8% in some cases).

Switzerland

Switzerland is a global leader in integrating cryptocurrencies into its economy. In Zug’s «Crypto Valley» and Lugano, taxes and services can be paid in BTC and USDT. Cryptocurrencies are regulated as digital assets, with alignment to MiCA starting in 2024.

Housing costs: over $10,000/m² in Zurich and Geneva.
Rental yield: 2.5–4% (stable but low).

El Salvador

El Salvador became the first country to recognize Bitcoin as legal tender. The US dollar remains the primary currency, with Bitcoin used alongside it via the Chivo wallet and Lightning Network. The government promotes Bitcoin City and Bitcoin bonds, but real estate transactions are primarily in dollars.

Price per square meter (capital): $1,700–2,200.
Rental yield: 5–7% annually.

Vietnam

Vietnam is an attractive real estate investment destination, though cryptocurrency regulations are strict. Digital assets are not legal tender, and their use for payments is banned, but holding and trading are permitted. A bill to legalize digital assets is in progress.

Price growth: 5–7% annually, up to 10% in premium areas.
Rental yield: 5–7% (long-term), 8–10% (short-term in tourist areas like Da Nang, Nha Trang).

Philippines

The Philippines is developing its real estate market and is open to crypto investments, though only through conversion to Philippine pesos (PHP).

Market growth: 5–6% annually.
Average apartment cost: ~$190,000.
Rental yield: 4–8% annually.

Malta

Known as «Blockchain Island,» Malta has a robust legal framework for cryptocurrencies (VFA Act 2018). Many crypto companies are licensed here.

Housing cost: €2,500—3,500/m².
Rental yield: 4–6% annually.

Hong Kong

Since 2023, Hong Kong has revitalized its crypto policies, licensing exchanges and allowing retail investors to trade Bitcoin and Ethereum.

Housing cost: over $16,000/m² in central areas, $10,000/m² in outer districts.
Rental yield: 2–4% (lower than other Asian markets but highly liquid).

Comparison of Popular Destinations for Buying Real Estate with Cryptocurrency

Country	Average apartment cost (2025)	Rental yield (short-term)	Legal status of cryptocurrency
UAE (Dubai)	$250,000–300,000	5.5–7.5%	Regulated by VARA; settled via AED conversion
Thailand	$200,000–240,000 (Bangkok)	8–10% (tourism)	Crypto payments banned since 2022; only investments
Portugal	€250,000–300,000 (~$270–320k)	6–8% (Madeira, tourism)	28% tax if held <1 year; tax-free if held >1 year since 2023
Indonesia (Bali)	$120,000–180,000	6–9%	Crypto recognized as a commodity; settled in IDR
Turkey	$130,000–170,000 (Istanbul)	6–8% (resorts)	Crypto payments banned since 2021; settled via TRY
Georgia	$120,000–150,000 (Tbilisi)	6–8%	Tax-free crypto profits for individuals; VAT-free exchanges
Montenegro	€150,000–200,000 (~$165–220k)	6–8%	No ban; settled via EUR conversion
Cyprus	€200,000–250,000 (~$220–270k)	6–7%	Regulated by CySEC (CASP); MiCA-compliant since 2024
Switzerland	$500,000+ ($10,000+/m²)	2.5–4%	Fully regulated; BTC/USDT accepted for taxes in Lugano
El Salvador	$170,000–200,000 (San Salvador)	8–10%	Bitcoin is legal tender since 2021
Vietnam	$120,000–180,000 (Ho Chi Minh)	8–10%	Crypto payments banned; holding and trading allowed
Philippines	$170,000–210,000 (Manila)	7–8%	Regulated by BSP (VASP, CEZA); not legal tender
Malta	€150,000–200,000 (~$165–220k)	4–6%	VFA Act; licensed crypto services (CASP)
Hong Kong	$800,000+ ($16,000–20,000/m²)	2–4%	Licensed exchanges; BTC/ETH retail trading since 2023

Conclusion

In 2025, buying real estate with Bitcoin, Ethereum, or USDT is no longer futuristic — it’s a real investment tool. From Dubai villas tokenized on blockchain to Portugal’s tax-free crypto rules, opportunities for crypto property investment are expanding worldwide.

Done correctly, crypto real estate deals help diversify portfolios, protect wealth, and generate rental income.

Frequently Asked Questions About Buying Real Estate with Cryptocurrency

Which countries allow buying real estate with cryptocurrency?

Popular destinations include the UAE, Thailand, Portugal, Indonesia (Bali), Turkey, Georgia, Montenegro, Cyprus, Switzerland, El Salvador, Vietnam, the Philippines, Malta, and Hong Kong. However, conversion to local currency is typically required.

What are the risks of buying real estate with cryptocurrency?

Key risks include cryptocurrency volatility, legal uncertainties in some countries, tax complications, fraud risks, and technical issues related to crypto storage and transfer.

Are taxes required when buying real estate with cryptocurrency?

In most cases, yes. Tax rules vary by country, with some treating it as an asset swap and others as a crypto sale followed by a property purchase. Consult a local tax specialist.

What documents are needed for buying real estate with cryptocurrency?

In addition to standard real estate documents, you may need proof of crypto fund sources, conversion records (if required), and specific payment method agreements, depending on the country’s laws.

How can you ensure the security of a crypto real estate transaction?

Use trusted escrow agents or smart contracts, conduct thorough legal checks on the property and seller, use secure crypto wallets, and work with experienced realtors and lawyers familiar with crypto deals.

Is it possible to get a crypto mortgage?

Crypto mortgages are rare and emerging, offered by some fintech companies but not traditional banks.

How is cryptocurrency volatility managed in real estate transactions?

Parties typically fix the exchange rate at the time of signing the contract or use stablecoins to minimize volatility risks. Some sellers offer hedging or price adjustment mechanisms.

How do you choose a reliable intermediary for crypto real estate transactions?

Look for intermediaries with crypto transaction experience, verify their licenses, and check client reviews. Work with companies partnered with reputable crypto exchanges or payment systems.

Can you sell real estate for cryptocurrency if it was bought with fiat?

Yes, if the country’s laws allow it. Consider tax implications and restrictions on large crypto withdrawals.

Can you buy real estate directly with Bitcoin?

In rare cases, yes, but most transactions require conversion to local currency via a licensed provider.

What taxes apply when buying a house with cryptocurrency?

In Europe, such deals are often taxed as asset sales. Portugal exempts long-term crypto holdings from tax, while Turkey and Cyprus impose restrictions.