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Lease with Option to Purchase: DGT doctrinal evolution

How the DGT's position on this topic has evolved, and the rulings it rests on.

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How the DGT's position has evolved

Settled doctrine High confidence 76 rulings · 2014–2026

Current position

A lease with an option to purchase is classified as a provision of services until the option is exercised, at which point the transaction becomes a supply of goods. This supply is considered a first supply subject to IVA (Value Added Tax), not a second supply. The tax rate will be 4% if the housing is social housing or meets its parameters, and 10% in all other cases.

The DGT's position remains constant regarding the classification of the transaction. It is confirmed that the lease is a provision of services and the exercise of the option is a first supply of goods subject to IVA. No changes in criterion are observed, but rather a reiteration of the nature of the transaction and its treatment in IVA.

Analysis based on 72 of 76 rulings with a stated position. Updated 23 September 2026.

Rulings on this topic

24
V1141-24 23 May 2024

Granting and exercising a purchase option result in two distinct changes to assets

SG de Impuestos sobre la Renta de las Personas Físicas
arrendamiento con opción de compraganancia patrimonialbase imponible del ahorroalteración patrimonialrendimientos del capital inmobiliario LIRPF — Ley 35/2006 del IRPF art. 14.1LIRPF — Ley 35/2006 del IRPF art. 22.1
Affects CompanyExpat · Non-residentIndividual
V2723-23 6 Oct 2023

Granting a call option generates a capital gain independent of the subsequent sale

SG de Impuestos sobre la Renta de las Personas Físicas
arrendamiento con opción de compraganancia patrimonialrendimientos del capital inmobiliarioalteración patrimonialbase imponible del ahorro LIRPF — Ley 35/2006 del IRPF art. 14.1LIRPF — Ley 35/2006 del IRPF art. 22.1
Affects CompanyExpat · Non-residentIndividual
V1730-21 3 Jun 2021

Taxation of lease-purchase agreements depends on VAT and ITPAJD classification

SG de Impuestos Patrimoniales, Tasas y Precios Públicos
arrendamiento con opción de compraprestación de serviciosentrega de bienestransmisiones patrimonialesactos jurídicos documentados LIVA — Ley 37/1992 del IVA art. 4LIVA — Ley 37/1992 del IVA art. 5
Affects CompanyExpat · Non-residentIndividual

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