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Property in Italy

A country people buy with their heart. Which is exactly why it matters who checks the paperwork for you.

Italy is the destination our clients know from holidays and come back to with the idea of having a house of their own. A stone farmhouse in Tuscany, an apartment above the sea in Liguria, a villa by a lake. The supply is vast and its quality wildly uneven.

In Italy the crucial thing is that the building matches what is registered. Unpermitted extensions, converted attics and garages that appear on no plan are commonplace, and they get resolved before signing. We do not go into a deal without a local lawyer and notary we trust.

Where we search

Tuscany and Umbria

Stone farmhouses, olive groves and vineyards. The strongest demand and the highest inland prices, yet a house to restore can still be found for sensible money.

Liguria and Versilia

The Italian Riviera from Ventimiglia to the Cinque Terre and the coast around Forte dei Marmi. Sea views, a short hop from Milan and year-round life.

The northern lakes

Garda, Como and Maggiore. The closest to home, within driving distance and with the steadiest prices. A favourite when you intend to use the property often.

Puglia and Abruzzo

Southern Italy at markedly lower prices, with trulli, masserie and long beaches. An excellent choice if you do not mind the longer journey and want space.

How buying works

  1. Codice fiscale

    You need an Italian tax number to sign, to open an account and to pay tax. It is issued by the tax office or an Italian consulate within days and we arrange it for you.

  2. Offer and deposit

    A purchase starts with a written offer (proposta d’acquisto) and a small deposit. Once the seller accepts, it is binding — which is why we never sign one before looking at the documents.

  3. Preliminary contract (compromesso)

    Next comes the preliminare di vendita with a deposit of usually ten to twenty per cent (caparra). It can be registered, which protects the buyer until completion.

  4. Checking the building and the register

    A lawyer and a surveyor compare the cadastral plans, the building permits and what is actually there (conformità urbanistica e catastale), verify the energy certificate and the right of access. In Italy this is the most important part of the deal.

  5. Completion at the notary (rogito)

    The Italian notary is impartial and required by law. If you do not speak Italian, a sworn interpreter must attend the signing — we arrange one so nothing stops you at the last moment.

What you pay on top of the price

Registration tax (imposta di registro)
9 % on a second home, but the base is the cadastral value, which is usually far below the price; in practice it most often works out at 3–5 % of the price
New build from a developer
instead of registration tax you pay VAT of 10 % (22 % on luxury property) and fixed duties
Notary
usually 1–2.5 % of the price, with a minimum fee at lower values
Agency commission
in Italy the buyer pays it too, usually 2–4 % plus VAT
Annual tax (IMU)
always payable on a property that is not your main residence; the rate is set by the municipality
Total on top of the price
budget for 10–15 % of the price

Treat these figures as a guide. Rates and rules change, so for every transaction we verify the current level of costs before we put the figure in front of you — always with a local lawyer and always before you sign anything binding.

What to watch out for

  • A mismatch between the building as it stands, its planning permission and the drawings in the land register is by far the most common reason an Italian deal falls through at the last moment. Italian law is uncompromising here: a notary may not transfer a property whose structure does not match the official documentation. So we settle it all before signing, by putting the documentation right.
  • The reduced prima casa tax rate does not apply to non-residents unless you register as a resident in the municipality within eighteen months. For a second home, expect nine per cent.
  • Agency commission is traditionally paid by the buyer as well as the seller in Italy. We build it into the budget from the start so nothing surprises you at the notary.
  • For renovated houses we ask for the documentation on any tax incentives claimed. Unresolved paperwork on building bonuses can pass to the new owner.

“We used the Naglmüllers’ services when buying a house in Tuscany, Italy. We were guided through the whole process with professional confidence and honesty. Highly recommended.”

Renata, Pardubice

Frequently asked questions

Can a foreigner buy property in Italy?

Yes, without restriction. As an EU citizen you buy on the same terms as an Italian and need no permission. All you need is an Italian tax number, the codice fiscale, which is issued within days.

How much does buying in Italy cost on top of the price?

Usually ten to fifteen per cent. The main items are registration tax, the notary’s fee and the agency commission, which in Italy the buyer pays too. The nine per cent registration tax is calculated on the cadastral value rather than the price, so it comes out lower in practice.

Do I have to attend the signing in person?

No, it can be done under a power of attorney prepared by the notary. If you do attend and do not speak Italian, a sworn interpreter must be present — we arrange that along with the other formalities.

What does it mean that the building must match the register?

An Italian notary may not transfer a property whose actual state differs from its building permits and cadastral plans. A converted attic or an unregistered terrace can therefore stop a sale. That is why we have a surveyor check the property before any deposit is paid.

Looking here?

Tell us what you have in mind and we will come back with what is realistic on the ground. The first meeting is always about you, never about listings.

Let’s stay in touch

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