Italy is open to most foreign buyers under reciprocity rules (EU/EEA buyers always; non-EU buyers from countries with bilateral agreements, which covers the UK, US, Canada, Australia and most major markets). A codice fiscale is required, and a notaio handles the conveyance as a neutral public official. An independent lawyer or geometra is strongly recommended for due diligence.
The buying process
- 1
Get a codice fiscale
Italian tax code — apply at any Agenzia delle Entrate office or an Italian consulate abroad. Free and fast.
- 2
Make a proposta d'acquisto
Written purchase proposal with a small deposit (typically €1,000–€5,000). Binding on the buyer for an agreed period; becomes binding on both parties when the seller accepts.
- 3
Due diligence
Geometra or lawyer checks cadastral records, planning compliance (conformità urbanistica), title, and any debts or mortgages attached to the property.
- 4
Sign the compromesso (preliminare)
Preliminary contract with a deposit of 10–20% (caparra confirmatoria). If buyer withdraws they forfeit it; if seller withdraws they pay double.
- 5
Final searches by the notaio
Notaio runs title and mortgage searches at the Conservatoria dei Registri Immobiliari and prepares the final deed.
- 6
Sign the rogito (atto di compravendita)
Final deed signed at the notaio's office (or by power of attorney). Balance paid, taxes paid, keys handed over.
- 7
Registration
Notaio registers the deed with the tax authority and land registry within 30 days.
Typical fees & taxes
- Imposta di registro (resale)
- 2% (prima casa, primary residence) or 9% (second home), on cadastral value not price
- VAT + registration (new build from developer)
- 4% VAT (prima casa) or 10% VAT (second home), plus fixed €600 registration
- Notary fees
- 1–2.5% of declared price
- Agency fees
- 2–4% paid by the buyer (separately from the seller's share)
- Annual IMU
- Council tax — exempt on prima casa unless luxury; typically 0.4–1.06% of cadastral value for second homes
Timeline
- Proposta to compromesso
- 2–6 weeks
- Compromesso to rogito
- 1–3 months
- Total typical timeline
- 2–4 months
What you'll need
- Codice fiscale (tax code)
- Passport / ID
- Italian bank account(optional)
Useful for completion funds and utilities but not legally required
- Proof of funds / mortgage offer
The prima casa (primary residence) tax rate of 2% requires you to declare residency in the same comune within 18 months of completion — failure means back-taxes plus penalties. The €1 home schemes in southern villages are real but come with strict renovation deadlines (typically 3 years) and security deposits. Non-resident mortgages from Italian banks are available but limited (typically 50–60% LTV).
General guidance only — confirm specifics with a qualified local lawyer or tax adviser. Reference
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