Doctrine by topic · DGT Observatory

Real Guarantee: 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 22 rulings · 2014–2026

Current position

The reverse charge mechanism applies when the acquirer is an entrepreneur or professional and the delivery of real estate is a consequence of the enforcement of a guarantee or for the extinction of the guaranteed debt. In the case of land with an active registry encumbrance due to urban planning obligations, this encumbrance acts as a real guarantee, triggering the reverse charge mechanism. On the other hand, the constitution of a rent charge (censo) by entrepreneurs is exempt as it constitutes a real guarantee.

The DGT's position remains stable regarding the application of the reverse charge mechanism for the transfer of real estate intended to extinguish guaranteed debts. The evolution shows an expansion of the concept of real guarantee to include registry encumbrances due to urban planning obligations as a scenario for the reverse charge. No changes are observed in the nature of the guarantee for the application of the rule.

Turning points

  1. V1378-24

    Establishes that the registry encumbrance due to urban planning obligations has the nature of a real guarantee, similar to a tacit legal mortgage, triggering the reverse charge mechanism.

Analysis based on 22 of 22 rulings with a stated position. Updated 24 September 2026.

Rulings on this topic

22
V0506-26 5 Mar 2026

Constitution and redemption of consigned census exempt from VAT

SG de Impuestos sobre el Consumo
censo consignativoredencióngarantía realprestación de serviciosexención LIVA — Ley 37/1992 del IVA art. 4.unoLIVA — Ley 37/1992 del IVA art. 4.dos
Affects CompanyExpat · Non-residentIndividual
V0510-24 8 Apr 2024

Sale of plots in an ongoing urbanisation is VAT liable

SG de Impuestos sobre el Consumo
inversión del sujeto pasivourbanizaciónafección realterrenos en curso de urbanizacióngarantía real LIVA — Ley 37/1992 del IVA art. 4LIVA — Ley 37/1992 del IVA art. 5
Affects CompanyExpat · Non-residentIndividual
V0382-18 14 Feb 2018

No ITP due on corporate loans unless secured by real guarantee and public deed

SG de Impuestos Patrimoniales, Tasas y Precios Públicos
transmisiones patrimoniales onerosasactos jurídicos documentadosgarantía realdocumento públicosujeto pasivo TRITPAJD — RDLeg 1/1993 de ITP y AJD art. 7.1TRITPAJD — RDLeg 1/1993 de ITP y AJD art. 7.5
Affects CompanyExpat · Non-residentIndividual

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