The Italian purchase runs through three documents, and the one most foreign buyers underestimate is the first. The written offer, the proposta, already binds you once the seller signs it. There is no cooling-off period, and the checks that protect you must be in place before you sign, not after. That is different from the UK, where the commitment sits at exchange, and different from the US, where title insurance and escrow carry much of the risk after the fact.
The process itself is well built and predictable. It moves from the offer to a preliminary contract (compromesso) to the notarial deed (rogito), with a clear point of no return and a clear division of who checks what.
Step 1: The purchase offer (Proposta)
The offer is the first binding document, and it binds the buyer before it binds the seller. You submit a written offer with the price, the terms, a response deadline, and a deposit cheque, typically 1 to 3 per cent of the offered price. If the seller declines, the cheque returns uncashed. If the seller signs within the deadline, you have a contract.
That asymmetry catches most international buyers. The offer is where your protection belongs: the right conditions in the offer give you a clean exit if something material is wrong; adding them later, after the seller has accepted, is not straightforward. Which conditions are appropriate depends on the property (building-permit status, financing, agricultural pre-emption rights, heritage listings) and is best confirmed by your adviser before the offer goes in.
Step 2: The preliminary contract (Compromesso)
The preliminary contract is the financial commitment point, signed roughly two to four weeks after the offer is accepted. Both sides are now bound, and the deposit changes character: it becomes a confirmatory deposit (caparra confirmatoria), typically around 10 per cent of the price.
That deposit is not a reservation fee. It is the contract’s penalty mechanism: the buyer forfeits it by withdrawing without cause, and the seller owes double if they walk away. The practical consequence is that every question you want resolved should be resolved before the compromesso, not during the weeks that follow it.
Between the preliminary contract and the deed, the notary works through the title search and the registry checks, any financing is finalised, and any compliance issues raised by your surveyor are settled. For a clean property this takes two to three months.
Step 3: Who checks what
The notary does not check everything, and this is the most common misunderstanding buyers bring from abroad. The broader legal framework for foreign buyers, covering who may buy, which roles each party plays, and where protections sit, is set out separately.
The notary verifies the chain of ownership, clears mortgages and liens, confirms the cadastral records, and runs the required financial checks. On the building itself, the notary records the permit references the seller declares, and the deed is void without them. What the notary does not do is verify that the physical building matches those permits. That is confirmed by your own surveyor.
A surveyor (geometra) or architect checks modifications against the municipal permit archive, confirms the energy certificate is current, and flags any discrepancy between the plans and the building as it stands. In Tuscany most older properties carry some discrepancy: a converted barn, an enclosed terrace, a pool built without a formal title. Many are straightforward to regularise and some are not, and the difference affects both the price and whether you proceed at all. This check should happen before the offer, not between the preliminary contract and the deed, because a building-compliance condition in the offer gives you a clean exit if a problem cannot be resolved.
Step 4: The deed of sale (Rogito)
The deed is the final act: ownership passes the moment it is signed. Buyer, seller and notary meet, with a sworn interpreter present if you do not speak Italian. The notary reads the deed aloud, the balance of the price is transferred, and both parties sign. The notary registers the transfer within thirty days, at which point the purchase is enforceable against everyone.
If you cannot attend, a specific power of attorney lets a representative sign on exact terms; this route is common for buyers who complete from abroad, and your adviser can arrange it.
Taxes and costs
The largest cost is the transfer tax. For a private resale it is charged on the cadastral value, not the purchase price, and the cadastral value of an established Tuscan property usually sits well below its market price. The standard rate is 9 per cent for a second home. New builds bought from a developer carry VAT on the full price instead.
Total transaction costs for a second home bought from a private seller typically land between 9 and 14 per cent of the price.
| Cost item | Private seller | Developer | Notes |
|---|---|---|---|
| Transfer tax / VAT | 9% of cadastral value (2% primary residence) | 10% of price (4% primary residence, 22% luxury) | Largest single item |
| Mortgage & cadastral tax | 50 EUR each | 200 EUR each | Flat fees |
| Notary fees | 1 to 2.5% of price | Degressive scale | |
| Agent commission | 4% + VAT per side | Due at the compromesso | |
| Technical survey | 2,000 to 5,000 EUR | Building compliance | |
| Compromesso registration | 200 EUR + 0.50% on the deposit | Credited against final tax | |
One timing point surprises buyers used to other markets: the agent commission falls due at the compromesso, not at the deed. For the most common errors to avoid at each stage, see mistakes foreign buyers make in Italy.
Frequently asked questions
Do I need a lawyer to buy property in Italy?
Not as a legal requirement. The notary is a public official who secures the legal transfer, which is usually sufficient for a straightforward purchase. For a higher-value property, or one with a heritage listing, agricultural land, or an existing tenancy, an independent lawyer adds a worthwhile layer of review. An experienced buyer’s agent covers much of the same advisory ground and coordinates the surveyor and notary around your interests.
Can non-EU nationals buy property in Italy?
Yes, with no restrictions. You will need an Italian tax number (codice fiscale) and an Italian bank account, both straightforward to arrange before your first visit.
How long does the whole process take?
Three to six months from an accepted offer to the deed is normal. A clean property with no financing and no heritage complications can close in six to eight weeks. A listed building, or one with permit questions to resolve, can run to nine to twelve months.
Can I buy without travelling to Italy for the signing?
For the deed, yes, through a specific power of attorney, and many buyers complete this way. For the offer, you should have seen the property at least once first.
What ongoing costs apply after purchase?
The annual property tax (IMU) applies to second homes and is charged on the cadastral value; a primary residence is generally exempt. Income from letting the property is taxable, often under a flat-rate regime. Italy applies no recurring wealth tax on property.
Andrej Avi is a real estate agent in Tuscany who guides international buyers through the purchase of villas, farmhouses and estates. Buying guide · Current properties
Further reading: Buyer’s agent in Tuscany · Taxes when buying property in Italy · Mortgage as a non-resident
As of July 2026. Not legal or tax advice. For property-specific guidance, contact me directly.
