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V2476-25 12 December 2025 · SG de Impuestos sobre la Renta de las Personas Físicas Criterion in force
IRPF · rendimientos del capital inmobiliario

Amortisation calculation differs for full ownership and usufruct

The DGT clarifies how to calculate the amortisation of real estate income when one party owns fully and another holds a life usufruct. The method varies according to the type of ownership.

The question raised

Method of calculating depreciation when declaring the corresponding income from real estate capital in the Personal Income Tax.

The DGT's ruling

For the portion of which one is the full owner, depreciation is 3 percent of the higher between the acquisition cost (excluding land) or the cadastral value (excluding land). For the portion of which one is the usufructuary, depreciation is calculated by applying 3 percent to the acquisition cost paid plus the expenses and taxes of said acquisition. In this case, the income from the establishment of the temporary usufruct is attributed entirely to the mother due to her ownership.

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