The process, step by step
- 1
Offer (proposta d'acquisto)
A written, usually binding offer with a small deposit. Once the seller signs, you are committed — have it reviewed before signing, not after.
- 2
Preliminary contract (compromesso)
The real commitment: typically a 10–20% deposit (caparra confirmatoria). Walk away and you lose it; if the seller backs out they owe you double. Registering the compromesso protects you against the seller reselling or new charges.
- 3
Checks and searches
Between compromesso and completion: title and mortgage searches, cadastral conformity, building permits/condono status, and the certificate of habitability. This is where a lawyer and a geometra (surveyor) earn their fee.
- 4
Deed (rogito) before the notary
The notary (notaio) verifies title, collects the taxes and registers the deed. Funds move at the table, you get the keys. The notary is neutral by law — they are not your advisor.
What it really costs
Budget roughly 10–15% on top of the purchase price for a resale, more for new builds with IVA.
Registration tax (imposta di registro)
Private seller: 2% of cadastral value with prima casa (main-home) relief, 9% otherwise — minimum €1,000. Cadastral value is usually well below market price.
IVA (new builds from a developer)
4% with prima casa relief, 10% otherwise (22% for luxury categories), charged on the actual price — plus fixed registration, mortgage and cadastral taxes.
Notary (notaio)
Commonly around €1,500–€3,000 depending on price and region; paid by the buyer, who also chooses the notary.
Estate agency
Typically around 3% + IVA — and in Italy it is usually paid by both buyer and seller.
Lawyer (optional but wise)
Often ~1% of the price. Not legally required — the notary is neutral — which is exactly why foreign buyers hire one.
Geometra / survey
A few hundred euros to verify cadastral conformity and building regularity. Skipping it is the classic foreign-buyer mistake.
Have the compromesso reviewed before you sign
The notary is neutral by law — nobody in the standard Italian process represents you. An independent English-speaking property lawyer typically costs ~1% and catches the problems that cost far more.
Where to search
The portals with real inventory — including English-language listings for foreign buyers.
Immobiliare.it
Italy's largest portal
Idealista
Strong in cities, English interface
Gate-away
For international buyers, English listings
Casa.it
Broad national coverage
Some links may be partner links — using them never costs you more and helps keep our guides free.
Financing the purchase
Non-residents can typically borrow 50–60% of the price; residents more. Compare before committing.
MutuiOnline
Italy's largest mortgage comparison
Italy Mortgage
English-speaking non-resident specialist
International Mortgages
Cross-border finance broker
Some links may be partner links — using them never costs you more and helps keep our guides free.
Before you fall in love with a house — survey it
A geometra verifies cadastral conformity, permits and structural state for a few hundred euros. Irregular works are the #1 deal-killer in Italian sales.
Italian bank account
You'll need a codice fiscale and ideally an Italian IBAN for the purchase.
Banking guide →Inheritance planning
Italian property passes under Italian succession rules — plan early.
Succession guide →Retiring to Italy?
Pension, visa and healthcare basics for retirees.
Retirement guide →Frequently asked questions
Can foreigners buy property in Italy?
EU citizens: yes, without restrictions. Non-EU citizens can buy if an international reciprocity treaty exists with their country (it does for the US, UK, Canada and most others) or if they hold an Italian residence permit.
What is prima casa relief?
Buying your main home cuts registration tax from 9% to 2% (or IVA from 10% to 4% on new builds). You must establish residence in the municipality within 18 months and not own another prima casa property in Italy.
What is the biggest risk for foreign buyers?
Building irregularities: works done without permits or not reflected in the cadastre. They can block the sale, the mortgage, and future resale. A geometra check plus a lawyer reviewing the paperwork before the compromesso removes most of the risk.
Do I need an Italian bank account and codice fiscale?
You need a codice fiscale (tax code) to buy — it appears on every document. An Italian account is not legally required but makes deposits, notary payments and utility setup far easier.
Note: This page is general information, not legal or tax advice. Taxes and reliefs depend on your personal situation — confirm with a notary, lawyer or commercialista before committing.