Doctrine by topic · DGT Observatory

Mortgage: 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

Refined position High confidence 10 rulings · 2015–2023

Current position

The creation of a mortgage to secure a debt, rather than a loan, constitutes an onerous transfer of assets subject to the 1% rate. The exemption for loans is not applicable because the security does not back a loan. In the assignment of mortgage loans, the tax base for documented legal acts is the total amount guaranteed, including interest and penalties.

The DGT's position remains stable regarding the determination of the tax base in the assignment of loans and the creation of mortgages. However, a relevant technical distinction is observed between securing a loan and securing a generic debt for the application of tax rates. The doctrine confirms that the nature of the credit determines the exemption or the liability for Transfer Tax (ITP).

Turning points

  1. V0092-23

    Establishes that the creation of a mortgage to secure a debt (not a loan) is an onerous transfer of assets subject to 1%. Clarifies that the loan exemption is not applicable if the security does not back a loan.

Analysis based on 9 of 10 rulings with a stated position. Updated 28 September 2026.

Rulings on this topic

10
V0092-23 25 Jan 2023

Mortgage establishment to secure a debt subject to 1% transfer tax

SG de Impuestos Patrimoniales, Tasas y Precios Públicos
transmisiones patrimonialesderechos realeshipotecasujeto pasivobase imponible TRITPAJD — RDLeg 1/1993 de ITP y AJD art. 7.1.BTRITPAJD — RDLeg 1/1993 de ITP y AJD art. 8.c
Affects CompanyExpat · Non-residentIndividual
V0051-23 16 Jan 2023

Release of a co-debtor in a mortgage is subject to Stamp Duty

SG de Impuestos Patrimoniales, Tasas y Precios Públicos
actos jurídicos documentadossubrogaciónsujeto pasivodisolución de condominioliberación de deuda TRITPAJD — RDLeg 1/1993 de ITP y AJD art. 29TRITPAJD — RDLeg 1/1993 de ITP y AJD art. 31.2
Affects CompanyExpat · Non-residentIndividual
V1513-18 5 Jun 2018

Early mortgage redemption costs are deductible for rented properties

SG de Impuestos sobre la Renta de las Personas Físicas
rendimientos del capital inmobiliariogastos deduciblesgastos de financiacióncancelación anticipadacomisiones bancarias LIRPF — Ley 35/2006 del IRPF art. 22.1LIRPF — Ley 35/2006 del IRPF art. 23.1
Affects CompanyExpat · Non-residentIndividual
V0338-17 8 Feb 2017

Changes to mortgage valuation are subject to Stamp Duty

SG de Impuestos Patrimoniales, Tasas y Precios Públicos
actos jurídicos documentadosvalor de tasaciónbase imponiblecapital garantizadohipoteca TRITPAJD — RDLeg 1/1993 de ITP y AJD art. 30.1TRITPAJD — RDLeg 1/1993 de ITP y AJD art. 31.2
Affects CompanyExpat · Non-residentIndividual

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