Property for sale in Italy for foreigners — a practical, professional guide

Buying property in Italy is a dream for many: olive-studded hills, a medieval town with a stone piazza, a sleek apartment in Milan or a sunlit villa on the Amalfi Coast. The good news is straightforward: non-Italians can buy real estate in Italy — but the path from “I love this house” to “signed, sealed, delivered” includes a unique set of legal steps, taxes and practical choices that every foreign buyer should understand before making an offer. This guide explains what foreign buyers need to know, how the transaction typically works, and which costs and risks to plan for. 

Who can buy and when restrictions apply

Italy generally welcomes foreign buyers. EU citizens and nationals from countries with reciprocal agreements usually face no special restrictions; non-EU nationals may still buy, but entitlement can depend on reciprocity rules between Italy and the buyer’s home country. Some towns running special initiatives (for instance, “€1 houses”) may include additional conditions such as renovation commitments or residency requirements. Because nationality and local rules can matter, get a nationality-specific check early in the process. 

The purchase process — step by step

1. Find the property and agree a price. Most buyers start with an agent (agenzia immobiliare) or direct approach to private sellers. Expect to negotiate and, once terms are agreed, to sign a preliminary contract.

2. Preliminary contract (Compromesso or Contratto Preliminare). This binding agreement sets the price, deposit (usually 5–10% of the purchase price) and key dates. It can include conditions — for example, mortgage approval.

3. Due diligence and surveys. Before the final deed you should commission searches: title checks, planning compliance, cadastral (land registry) verification and a structural survey if relevant. A notary (notaio) will not perform a full technical survey; their role is legal verification. Commissioning an independent surveyor and a local lawyer is highly recommended. 

4. Final deed (Rogito). The deed of sale is signed before a notary, who verifies title and completes registration. At this point the balance is paid and ownership transfers. The notary’s independence is crucial — they protect the legality of the transaction, not the buyer or seller exclusively. 

Costs to expect (beyond the asking price)

Buying in Italy involves several mandatory and typical additional costs. Estimates vary by region, property type and whether you are purchasing as a resident or non-resident — but the main items are:

Registration/transfer taxes (Imposta di Registro): For resale properties this is usually a percentage of the cadastral value — commonly 2% for primary residences of Italian tax residents and 9% for second homes/non-resident buyers; a minimum flat amount often applies. For new builds purchased from a developer, VAT (IVA) may replace the registration tax and can range from 10% to 22% depending on the property. 

Notary fees: Typically scaled to the property value (often 1–2% or more depending on complexity). The notary performs legal checks and registers the deed. 

Agent commissions: Usually 3–5% of sale price plus VAT when agents are involved. 

Legal fees, surveys and searches: Budget 1–2% for legal assistance, plus set costs for cadastral and land registry searches, and €300–€1,500 or more for a structural survey. 

Annual local taxes: After purchase, expect IMU (municipal property tax) and TARI (waste tax). Non-resident owners often remain liable for IMU on second homes. Italy generally requires owners to self-manage tax payments (no centralised annual invoice is guaranteed). 

Mortgages, residency and financing

Foreign buyers can obtain mortgages from Italian banks, though lending criteria vary. Mortgage arrangement fees and registration taxes apply; expect arrangement fees around 1% of the loan and valuation/insurance costs on top. Whether a bank lends and under what terms will depend on your residency, income documentation and the property itself. If you plan to move to Italy, consider whether buying first (then applying for residency) or obtaining residency first (which can improve finance options) fits your situation. 

Golden Visa and residency-by-investment — is property enough?

Italy’s investor/residence pathways exist, but they are not simply “buy property = resident.” Residency-by-investment programmes typically require specific investment minimums and qualifying categories (e.g., business investment, government bonds, donations or start-up funding) rather than a standard residential purchase. If residency is a primary goal, examine the current investor visa rules and consider structuring a compliant investment rather than relying on a property purchase alone. Always verify the latest rules because these programmes change. 

Common pitfalls for foreign buyers

Insufficient due diligence. Title defects, unauthorised works, and discrepancies between the cadastral record and the property are common issues. The notary will perform legal checks, but technical surveys and planning searches are still essential. 

Underestimating ongoing costs. IMU, TARI, condominium fees, and maintenance add up — especially for second homes or holiday rentals. Municipal rules and rates differ widely. 

Assuming instant residency. Buying does not automatically grant residency rights; check visa rules for your nationality. 

Ignoring local language and bureaucracy. Contracts, tax forms and municipal dealings are usually in Italian — use qualified translators and local professionals.

Practical tips — how to buy smart

Work with a bilingual real estate lawyer (avvocato) who has Italian property experience. They should review contracts, advise on tax implications and confirm compliance.

Use an independent surveyor before the final deed to assess structural and maintenance issues.

Ask for the “visure” (cadastral and land registry extracts) early. These documents reveal ownership, mortgages and cadastral classification.

Budget conservatively: add 8–12% to your purchase price for transaction costs and immediate improvements, and plan annual operating costs separately. 

Final thoughts

Buying property in Italy can be a rewarding investment and a pathway to an extraordinary lifestyle — but it demands careful preparation. The combination of clear legal steps (the notary and contractual system) with regional and national tax rules means that competent local advice will return value many times over. Start with clear budget parameters, commission due diligence early, and enlist a trusted local notary and lawyer to guide you through the Rogito. If residency or investor visas are part of your plan, examine the current investor programmes and structure your purchase with professional immigration and tax advice. 

If you’d like, I can:

draft an email template you can use to approach Italian agents and notaries;

prepare a checklist of documents you’ll need for mortgage applications; or

create a cost-projection spreadsheet tailored to a city or region you’re targeting (for example: Tuscany vs. Lombardy vs. Sicily).

Tell me which location or next step you prefer and I’ll prepare it.