Italy buying guideItaly sells to foreigners every day, but two surprises catch newcomers: non-EU buyers technically need reciprocity with their home country unless they hold a residence permit, and the country's investor visa has no property route at all. The process also runs through a notary, a surveyor and several contracts in a set order. This Italy property buying guide takes you through them. Browse listings on our Italy page.
Reciprocity and who needs it
EU citizens buy freely. Non-EU citizens may buy if their country has a reciprocity arrangement with Italy, meaning Italians can buy there on similar terms, or if they hold a valid Italian residence permit. Sources list the United States, United Kingdom, Canada and Australia among countries with active reciprocity, but lists differ. Buyers from countries without reciprocity may need a ministerial check first. Ask the notary to confirm reciprocity for your passport before you pay a deposit.
Owning a home does not give residence. Italy's investor visa accepts government bonds, company equity, startup investment or philanthropic donations, but not real estate, according to current descriptions. A home can support an elective residence visa for retirees with independent income, but it is not a golden visa. From 2026, the flat tax on foreign income for new tax residents was reported to rise to 300,000 euros a year, so check the regime if you plan to move.
The steps, in Italian order
- Find the property and visit with an agent (agenzia). Commissions are typically paid by both sides.
- Proposta d'acquisto. A written offer, often with a cheque deposit, binding on you for a set period. If the seller accepts, it can become binding on both.
- Due diligence. A surveyor (geometra) or architect checks that the cadastral plan and building permits match the reality, because unauthorised works (abusi edilizi) are common. A notary or lawyer checks the title through the land registry and the cadastre.
- Compromesso (preliminary contract). Typically signed with a deposit of 10 to 30%. If you withdraw, you lose it, and if the seller withdraws, they may owe double.
- Mortgage and codice fiscale. You need a tax code before you can sign.
- Rogito (final deed) before a notary, who is paid by the buyer and acts impartially, ensuring checks, collecting taxes and registering the transfer.
- Utilities and registration follow.
Be wary of the cadastral value (valore catastale) shown on documents. It is not the price, but it matters for tax.
Costs and the 2% versus 9% rule
The percentage that applies depends on whether the property is your primary residence and who sells it.
| Scenario | Tax | Note |
|---|---|---|
| Resale, second home, private seller | 9% registration tax on cadastral value | Often 2 to 4% of price in effect |
| Resale, primary residence | 2% registration tax | Residence required within 18 months |
| New build from developer, primary | 4% VAT plus fixed registration fees | Fixed amounts around 200 euros each |
| New build, second home | 10% VAT, or 22% for luxury | Plus fixed duties |
| Notary | Roughly 1 to 2% of price | Varies |
| Agent | Roughly 3% plus VAT from buyer | Often matched by seller |
| All-in estimate for non-residents | Approx. 10 to 15% of price | Source estimates vary |
In Italy the headline 9% is often much smaller in practice because it is calculated on the cadastral value, not the price.
Ongoing taxes and owner duties
Second-home owners pay IMU, an annual municipal property tax based on cadastral value, plus TARI for waste and utility bills. Primary residences are normally exempt from IMU, apart from luxury categories. Non-residents who let property declare rental income in Italy, with an optional flat rate regime for residential lettings, called cedolare secca.
Your estate is subject to Italian succession rules, which reserve shares for close family. Consider a will drafted for Italian property by an Italian notary. Italy also levies a tax on foreign-owned real estate held by residents, so if you move, review it.
Plan the paperwork. Italian bureaucracy is real, but a geometra and notary make it manageable.
Types, finance and residence
Italy's market splits into city apartments and studios, countryside houses and villas, penthouses, land with agricultural restrictions, and commercial property. Rural properties often come with agricultural land, wells, septic systems and rights of way, all requiring checking. Restoration may qualify for building bonuses that change from year to year, so ask a local accountant what applies.
Italian banks lend to non-residents, typically up to 50 to 60% of value, with rates indexed to Euribor. Read our Italy financing guide for specifics and use the mortgage calculator to test payments.
Market context is in the Italy analysis, and bargain hunters can browse cheap Italian homes and under 100k. Remember that very cheap village houses, including advertised one-euro schemes, carry renovation obligations.
Where deals go wrong
- Paying a large deposit before checking permits.
- Skipping a surveyor and discovering an unregistered extension at sale.
- Assuming reciprocity without checking.
- Failing to obtain a codice fiscale in time.
- Underestimating renovation costs and heritage restrictions in historic centres.
- Overlooking flood, landslide or seismic zoning.
Explore further in the consultation index.
Last updated 8 October 2026
Frequently asked questions
Can non-EU citizens buy property in Italy?
Yes, if their country has reciprocity with Italy or they hold an Italian residence permit. Lists of reciprocity countries vary, so ask the notary to confirm for your passport.
Does buying property in Italy give a golden visa?
No. The investor visa routes involve bonds, company equity, startups or donations, not real estate. Property can support an elective residence visa for those with independent income.
What is the registration tax?
For a second home bought from a private seller it is 9%, usually applied to the cadastral value, and for a primary residence it is 2%. New builds from developers carry VAT instead.
What does the notary do?
The notary verifies title, checks tax compliance, drafts the deed and registers the transfer. The buyer pays the fee, but the notary acts impartially.
How much do all costs add up to?
One source estimates 10 to 15% of the price for non-residents, including taxes, notary and agent. Your exact figure depends on the type of property and seller.
Do I need a codice fiscale?
Yes. You need an Italian tax code to sign contracts, open utilities and pay taxes. Your notary, a consulate or a local accountant can help obtain one.