Buying Property in Italy: Complete Guide for Foreigners

Buying property in Italy as a foreigner is open to EU/EEA citizens, foreigners legally resident in Italy and nationals of countries that let Italians buy there, such as the United States, Canada and the UK. From a private seller you pay 2% registration tax on a main home (prima casa) or 9% on any other home, minimum €1,000, plus €50 mortgage tax and €50 cadastral tax; from a builder selling under VAT you pay 4%, 10% or 22% VAT plus €600 in fixed taxes (Agenzia delle Entrate home-purchase guide, checked 18 October 2026). Notary, agency and adviser fees come on top and are agreed freely.

Buying property in Italy is a three-stage legal process: a written offer (proposta d'acquisto), a binding preliminary contract (compromesso) that must be registered within 30 days, and a final deed (rogito) signed before a notary, who collects the purchase taxes and records the transfer in the property registers.

Can Foreigners Buy Property in Italy?

Yes, foreigners can buy property in Italy, though the rules depend on your nationality and residency status.

EU/EEA Citizens

European Union and European Economic Area citizens have full rights to purchase property in Italy without restrictions. You can buy residential or commercial property anywhere in the country.

Non-EU Citizens

Non-EU citizens can buy property in Italy if their home country lets Italian citizens buy property there. This is the reciprocity condition in article 16 of the preliminary provisions to the Italian Civil Code, and your notary checks it against the Foreign Ministry's country sheet for your nationality.

Countries commonly listed as meeting the reciprocity condition include (confirm your own country with the notary):

• United States
• Canada
• Australia
• United Kingdom
• Switzerland
• Japan

If your country does not meet the reciprocity condition, you can still buy if you are legally resident in Italy with a qualifying residence permit (Consolidated Immigration Act, D.Lgs. 286/1998 art. 2) or if a bilateral treaty covers your country.

Important: Check the current status of your country's reciprocity agreement with the Italian embassy or a property lawyer before proceeding.

What You Need to Buy Property

Regardless of nationality, every buyer needs:

• Codice Fiscale (Italian tax code) — Required for the deed, tax payments and utility contracts. Non-residents get it from the Italian consulate in their country of residence; in Italy, from an Agenzia delle Entrate office. See how to get a codice fiscale.
• Italian bank account — Makes paying the price, a mortgage and ongoing bills much easier. See our guide to opening a bank account in Italy.
• Valid passport — Plus any required visa or residence permit documentation.

The Property Buying Process: Step by Step

Italy's property buying process follows a structured legal framework. Here's what to expect at each stage.

Step 1: Find Your Property

Start your search through:

• Italian real estate agencies ( agenzie immobiliari)
• Property portals like Idealista, Immobiliare.it, and Casa.it
• Local newspaper listings
• Auction houses for foreclosed properties

Consider hiring a local real estate agent (agente immobiliare). They must be licensed and registered with the local Chamber of Commerce. No law sets the commission: the agency fee is negotiable, carries 22% VAT and may be charged to the buyer as well as the seller, so ask for the percentage in writing before you sign an offer.

Step 2: Make an Offer (Proposta d'Acquisto)

Once you find a property, you submit a written offer called the proposta d'acquisto (purchase proposal).

This document includes:

• Your details and identification
• The property description and address
• Your offered purchase price
• Proposed timeline for completion
• Any conditions (financing, survey results, etc.)
• Validity period (typically 2-4 weeks)

The deposit: as a rough guide, not a legal rule, an offer often comes with a deposit of €5,000-€10,000 or 1-2% of the price. Ask in writing who holds it and on what terms until the seller accepts.

If the seller accepts, this deposit becomes a caparra confirmatoria (binding deposit). If you withdraw without cause, you forfeit it. If the seller withdraws, they must return double the deposit (Civil Code art. 1385).

Step 3: Due Diligence and Surveys

Before committing further, conduct thorough due diligence: Legal checks:

• Verify the seller has clear title to the property
• Check for mortgages, liens, or debts attached to the property
• Confirm the property is properly registered in the Catasto (land registry)
• Verify Conservatoria dei Registri Immobiliari records
• Check for any planning violations or building irregularities

Technical checks:

• Commission a structural survey ( perizia)
• Verify building permits and planning permissions
• Check the certificato di agibilità (habitability certificate)
• Review energy performance certificate (APE)
• Inspect for asbestos, especially in pre-1992 buildings

For this stage, it is worth hiring both an independent property lawyer (avvocato) and a geometra (surveyor). Italy's property records can be complex, with historical issues dating back decades.

Step 4: Preliminary Contract (Compromesso)

The compromesso (or contratto preliminare) is a binding preliminary contract that commits both parties to the sale.

This contract specifies:

• Full purchase price
• Payment schedule
• Completion date
• Property inventory
• Conditions of sale
• Penalties for breach

The deposit at this stage is larger and negotiated between the parties; 10-30% of the price is a rough guide, not a legal rule. It is usually paid as a caparra confirmatoria.

Key points:

• It must be in writing and signed by both parties; no witnesses are needed
• It must be registered with the Agenzia delle Entrate within 30 days of signing; if it was signed before a notary, the notary registers it
• Registration costs €200 plus 0.5% of the caparra and of any price advances (credited against the tax due on the deed), plus stamp duty of €16 per 4 pages (€155 if notarised or authenticated). On a VAT sale it is €200 for the contract plus €200 for the advance (Agenzia delle Entrate guide, checked 18 October 2026)
• Registration alone does not stop the seller selling to someone else. For that protection, sign the compromesso as a notarial deed or with authenticated signatures and have it transcribed (trascrizione) in the property registers (Civil Code art. 2645-bis)

The period between compromesso and final deed is agreed in the contract; 1-3 months is a rough guide, allowing time to arrange financing and complete due diligence.

Step 5: Final Deed (Rogito)

The rogito (also called atto di vendita or atto notarile) is the final deed of sale, signed before a notary ( notaio).

The notary:

• Is a public official representing the Italian state
• Verifies both parties' identities and capacity
• Confirms the property is free of encumbrances
• Calculates and collects taxes due
• Reads the entire contract aloud (in Italian)
• Registers the transfer with the land registry

At this appointment, you:

• Pay the remaining balance of the purchase price
• Pay all taxes, notary fees, and registration costs
• Receive the keys

The rogito is drawn up in Italian. If you tell the notary you do not know Italian, the deed can be written in a language you know with an Italian translation alongside, provided the notary and any witnesses also know that language; otherwise an interpreter takes part (Legge notarile 89/1913 arts. 54-55, checked 18 October 2026). Either way, this adds to costs.

Step 6: Post-Purchase Steps

After completion:

• Register for TARI (waste tax) with the comune, and move your registered residence there if it is your main home (needed within 18 months for prima casa)
• Transfer utility contracts to your name
• Pay ongoing property taxes (IMU, TARI)
• Update your will to reflect Italian property ownership
• Consider contents insurance

How Much Does It Cost to Buy Property in Italy?

Purchase taxes are fixed by law; notary, agency, survey and adviser fees are agreed freely. As a rough estimate, not an official figure, budget about 10-15% on top of the price for all costs, then replace it with your notary's and agent's written quotes. The taxes are:

Registration Tax (Imposta di Registro)

This is the main tax on property purchases.

Buying from a private seller:

• Main home (prima casa): 2% registration tax (minimum €1,000), plus €50 mortgage tax and €50 cadastral tax
• Any other home, including luxury A/1, A/8 and A/9 properties: 9% registration tax (minimum €1,000), plus €50 + €50. Being non-resident does not by itself mean 9%: you can still get 2% if you move your residence to the comune within 18 months

Buying from a developer/company (new build):

• Primary residence: 4% VAT + €200 registration + €200 mortgage tax + €200 cadastral tax
• Second home: 10% VAT + €200 registration + €200 mortgage tax + €200 cadastral tax
• Luxury property (categories A/1, A/8, A/9, which never qualify for prima casa): 22% VAT + €200 registration + €200 mortgage tax + €200 cadastral tax

Important: the tax is normally charged on the price stated in the deed. If you are an individual buying a home on a sale without VAT, you can ask the notary in the deed to apply the prezzo-valore rule, which taxes the cadastral value instead: the cadastral income (rendita) x 1.05 x 110 for a prima casa, or x 120 otherwise. The cadastral value is usually lower than the price, so this can cut the tax, but you must still declare the full price; hiding part of it voids the benefit and carries a penalty of 50% to 100% of the tax evaded (Agenzia delle Entrate guide, checked 18 October 2026).

To qualify for the lower "primary residence" rate (prima casa), you must:

• Live in the comune where the home is, or move your residence there within 18 months and declare this in the deed (special rules cover the comune where you work, workers abroad and Italian emigrants)
• Not own another home in the same comune, and not own a home anywhere in Italy bought with prima casa benefits, unless you sell it within 2 years of the new purchase
• Buy a home in categories A/2 to A/7 or A/11, never A/1, A/8 or A/9 (Agenzia delle Entrate prima casa page)

After you buy: there is no rule that you must live in the home for 5 years. The rule is that you lose the benefit if you sell or donate it within 5 years of purchase, unless you buy another main home within 1 year; otherwise you repay the tax difference plus interest and a 30% penalty (Agenzia delle Entrate guide, checked 18 October 2026).

Notary Fees

Notary fees are not fixed by law: professional tariffs were abolished in 2012 (DL 1/2012 art. 9), so fees are agreed freely and you can ask for a written quote. As a rough estimate only, not an official tariff:

• Up to €100,000: €1,500-€2,500
• €100,000-€300,000: €2,500-€3,500
• €300,000-€500,000: €3,500-€5,000
• Over €500,000: €5,000+

Ask whether a quote covers the deed, the registry filings and the notary's expenses. Get quotes from more than one notary, because fees vary.

Real Estate Agent Fees

No law sets the commission. Figures of around 3-4% of the price plus 22% VAT are often quoted, but treat them as a rough guide: agree the percentage, who pays it and when it is due in writing.

Other Costs

• Mortgage fees (if applicable): 0.25-1% of loan amount
• Property survey: €300-€1,500
• Lawyer fees: €1,000-€3,000
• Translator (if needed): €200-€500
• Bank charges: €100-€500

How Much Is IMU Property Tax in Italy?

IMU (imposta municipale propria) is Italy's municipal property tax, paid annually.

Who Pays IMU?

• Second homes: Yes
• Primary residences: Exempt (unless classified as luxury A/1, A/8, or A/9)
• Agricultural land: Depends on location
• Rental properties: Yes

How Is IMU Calculated?

IMU = Cadastral Income × 1.05 × 160 × Municipal Rate

The tax base is the cadastral income (rendita catastale) revalued by 5% and multiplied by 160 for homes (category A except A/10) and for C/2, C/6 and C/7 storage rooms, garages and sheds (Department of Finance). The base rate on second homes is 0.86%; each comune can set 0% to 1.06%, or up to 1.14% where the former TASI surcharge applied. Luxury main homes (A/1, A/8, A/9) pay a base 0.5% (comune range 0% to 0.6%) with a €200 deduction (IMU rates, Department of Finance, checked 18 October 2026).

Example: A property with a cadastral income of €1,000

• Revaluation: €1,000 × 1.05 × 160 = €168,000 (tax base)
• At the 0.86% base rate: €168,000 × 0.0086 = €1,444.80 annual IMU

Payment Schedule

• First installment: June 16
• Second installment: December 16

You can pay via F24 form at banks, post offices, or online.

TARI (Waste Tax)

Separate from IMU, TARI is the municipal waste collection tax. Rates vary by property size and location, typically €150-€500 annually for a standard apartment.

Can You Get a Golden Visa Through Italian Property?

No—Italy does not offer a Golden Visa or residence permit based on property purchase alone.

Unlike Portugal or Greece, buying property in Italy does not automatically grant you the right to live there.

However, Italy does offer an Investor Visa (Visto per Investitori) with these minimum investment thresholds:

• Italian government bonds: €2,000,000
• Capital of an Italian company or a venture-capital fund operating in Italy: €500,000
• Innovative startups: €250,000
• Philanthropic donation: €1,000,000

The investor visa grants a 2-year residence permit, renewable for 3-year periods (D.Lgs. 286/1998 art. 26-bis). Bond and company investments must be held for at least 2 years, and property does not count towards any of the thresholds. See our Italian investor visa service.

Property-Related Residence Options

If you want to live in Italy as a property owner, consider:

Elective Residency Visa — For financially independent individuals who can demonstrate:

• Stable passive income: consular checklists ask for at least €31,000 a year for each adult applicant, including a spouse, plus 5% per child
• Proof of accommodation (ownership or rental)
• Health insurance coverage

This doesn't require you to buy property, but owning a home supports your application.

Retirement in Italy: Property ownership combined with an elective residency visa is a common path for retirees. After 5 years of legal residence, you can apply for an EU long-term residence permit. After 10 years of legal residence, non-EU citizens may apply for Italian citizenship by naturalisation.

Movingto is an immigration firm that puts a named, Bar-registered lawyer from its in-house legal team on your case and publishes its fees.

If you are buying so you can live in Italy, on the residence side we map your route and prepare the visa file and evidence with you for the Elective Residency Visa (from €2,500) or the Italian investor visa (priced per case; get a quote). Our Italy tax residence setup organises your codice fiscale and registration and hands IMU, rental-income and residence questions to a licensed Italian tax adviser (commercialista). The purchase itself, from title checks to the compromesso and the deed, stays with your notary and your own property lawyer or geometra.

The €1 House Scheme: Reality Check

You've seen the headlines: "Buy a house in Italy for €1!" While these programs are real, the reality is more complex.

How It Works

Small Italian towns, typically in rural Sicily, Sardinia, Abruzzo, and Molise, sell abandoned properties for a symbolic €1 to attract new residents and revitalize dying communities.

The Real Costs

That €1 price tag comes with significant obligations. Each town sets its own terms; these are rough estimates:

• Security deposit: €1,000-€5,000
• Mandatory renovation: €20,000-€150,000+
• Renovation deadline: 1-3 years
• Notary and legal fees: €2,000-€4,000
• Architect/permits: €3,000-€10,000

What to Consider

Pros:

• Very cheap property acquisition
• Large homes for minimal upfront cost
• Beautiful, authentic locations
• Community incentives and tax breaks

Cons:

• Remote locations with limited services
• Unknown structural issues until purchase
• Strict renovation timelines
• Limited resale market
• Language barriers in rural areas
• Costly to renovate to modern standards

Our verdict: €1 houses suit adventurous buyers with renovation experience, time, and a budget of €30,000-€100,000+ for restoration. They're not for anyone seeking a turnkey holiday home.

Towns that have run €1 schemes include (check whether a scheme is still open before you plan around it):

• Mussomeli (Sicily)
• Sambuca di Sicilia (Sicily)
• Zungoli (Campania)
• Ollolai (Sardinia)
• Various towns in Molise and Abruzzo

Research specific programs carefully—conditions and availability change frequently.

Can Foreigners Get a Mortgage in Italy?

Italian banks do offer mortgages to foreigners, though with stricter conditions than for residents. Each bank sets its own terms; the figures below are rough estimates for residents and non-residents, not official limits.

What to Expect

• Maximum loan-to-value: about 80% for residents; often 50-60% for non-residents
• Interest rates: roughly 2.5-4% for residents; 3-5% for non-residents
• Term: up to about 30 years for residents; up to about 25 years for non-residents
• Maximum age when the loan ends: about 75-80 for residents; about 70-75 for non-residents

Requirements for Foreign Buyers

• Proof of income (employment contract, tax returns, pension statements)
• Bank statements (typically 6-12 months)
• Existing credit history
• Property valuation by the bank
• Life insurance (often requested by the bank)
• Valid passport and tax code

Tips for Approval

• Use an Italian mortgage broker — They know which banks work with foreigners
• Apply to multiple banks — Policies vary significantly
• Prepare comprehensive documentation — Translated and apostilled if necessary
• Consider your currency exposure — Borrowing in euros while earning in another currency adds risk
• Allow extra time — Foreign applications take longer; allow roughly 2-3 months

Alternative Financing

• Home equity release in your home country
• International banks with Italian operations
• Developer financing for new builds
• Italian bank accounts with existing relationship

Due Diligence Checklist

Before signing the compromesso, verify:

Legal Checks

• [] Clear title with no liens or mortgages
• [] Seller has full right to sell
• [] No inheritance disputes
• [] Property boundaries match documentation
• [] No outstanding utility debts attached to property
• [] Check for any easements or rights of way

Building and Planning

• [] All building permits in order
• [] No building violations ( abusi edilizi)
• [] Planning permission for any modifications
• [] Certificate of habitability ( certificato di agibilità)
• [] Energy performance certificate (APE)
• [] Seismic compliance (in earthquake zones)

Physical Condition

• [] Structural survey by qualified geometra
• [] Roof condition and age
• [] Electrical system compliance
• [] Plumbing and drainage
• [] Heating system condition
• [] Asbestos check (pre-1992 buildings)
• [] Damp or water damage

Financial

• [] Property taxes paid up to date
• [] Condominium fees current (apartments)
• [] Any planned special assessments

Regional Considerations

Property prices, lifestyle, and regulations vary significantly across Italy's regions. The price ranges below are rough asking-price estimates, not official data.

Tuscany

Popular areas: Florence, Siena, Lucca, Chianti, Val d'Orcia

Prices: €2,500-€6,000/sqm (cities), €1,500-€3,500/sqm (countryside)

Character: Rolling hills, medieval towns, world-famous cuisine and wine

Consider: High tourist season crowds, summer heat, popular with international buyers pushing prices up

Puglia

Popular areas: Ostuni, Lecce, Alberobello, Polignano a Mare

Prices: €1,000-€2,500/sqm

Character: Whitewashed towns, trulli houses, olive groves, Adriatic coast

Consider: Less infrastructure than the north, hot summers, emerging market

Sicily

Popular areas: Taormina, Syracuse, Ragusa, Palermo coast

Prices: €700-€2,000/sqm

Character: Ancient history, volcanic landscapes, distinct culture

Consider: Island logistics, bureaucracy can be slower, many €1 schemes here

The Italian Lakes (Como, Garda, Maggiore)

Popular areas: Bellagio, Menaggio, Sirmione, Stresa

Prices: €4,000-€15,000+/sqm (lakefront premium)

Character: Alpine scenery, glamorous towns, excellent infrastructure

Consider: Very high prices at prime locations, cooler climate, competitive market

Le Marche

Popular areas: Urbino, Ascoli Piceno, San Benedetto del Tronto

Prices: €1,000-€2,000/sqm

Character: Under-the-radar region, rolling hills, Adriatic beaches

Consider: Less tourist infrastructure, good value for money

Liguria (Italian Riviera)

Popular areas: Portofino, Cinque Terre, San Remo

Prices: €3,000-€10,000/sqm

Character: Dramatic coastline, colorful villages, mild climate

Consider: Limited flat land, parking challenges, steep terrain

Umbria

Popular areas: Perugia, Assisi, Spoleto, Orvieto

Prices: €1,200-€2,500/sqm

Character: Landlocked Tuscany alternative, medieval hilltop towns

Consider: No coastline, smaller expat community

Final Thoughts

Buying property in Italy is a rewarding but detail-intensive process. The key to success:

• Get professional help — A good lawyer and surveyor are worth every euro
• Take your time — Rushing leads to expensive mistakes
• Understand the true costs — Purchase taxes plus freely agreed fees; roughly 10-15% beyond the price as a rough estimate
• Learn some Italian — Even basic language skills smooth the process
• Visit multiple times — See properties in different seasons before committing

Italy's bureaucracy can be frustrating, but the reward—owning a piece of one of the world's most beautiful countries—makes the effort worthwhile.

Tax and legal rules last checked: 18 October 2026

Related guides:

• How to Get a Codice Fiscale in Italy
• Opening a Bank Account in Italy
• Taxes in Italy: rates, residence and filing
• Elective Residency Visa for Italy