FAQ

Legally, no. But the Italian process differs significantly: different contract structures (Proposta, Compromesso, Rogito), cadastral checks, local regulations. An agent in Italy coordinates notary, lawyer and surveyor, reviews documentation and negotiates in Italian. This saves time, prevents costly mistakes and catches risks that are difficult to assess from abroad.

Three steps: First, the Proposta d'acquisto (written offer with a deposit of 1 to 3 percent). Then the Compromesso (binding preliminary contract with a deposit of 5 to 10 percent). Finally, the Rogito (notarial deed transferring ownership). From offer to completion: typically 60 to 120 days.

Registration tax: 2% for primary residence or 9% for second homes, calculated on cadastral value. Notary: EUR 2,000 to 4,000. Agency commission: 3 to 4% plus 22% VAT. Lawyer: EUR 500 to 1,500. Surveyor: EUR 500 to 1,000. Total: approximately 10 to 12% on top of the purchase price.

Yes. EU citizens have the same rights as Italian nationals. For non-EU nationals (US, UK, Switzerland), the principle of reciprocity applies (Art. 16 Preleggi), fulfilled for most countries. You need a Codice Fiscale (Italian tax number), obtainable at the Italian consulate or the Agenzia delle Entrate.

From first viewing to Rogito: typically 2 to 4 months. The transaction phase (Proposta to Rogito) takes 30 to 60 days. Properties with outstanding cadastral or planning issues may take longer.

At signing of the Compromesso, the buyer pays a Caparra confirmatoria, typically 5 to 10 percent of the purchase price. If the buyer withdraws, they forfeit the deposit. If the seller withdraws, they must return double the amount (Art. 1385 Codice Civile). The deposit is credited towards the purchase price at the Rogito.

The buyer chooses and pays for the notary. The notary checks the chain of ownership at least 20 years back, certifies the purchase contract and registers the transfer of ownership within 30 days. Notary fees are typically EUR 2,000 to 4,000.

Since 2010, the cadastral registration must match the actual state of the property (Art. 29 L. 52/1985). Without this match, the purchase contract is void. Before the Rogito, a surveyor checks that the floor plan and usage category in the Catasto match reality.

Yes. Through the local network and direct owner contacts. In the segment above EUR 1 million, many transactions are handled discreetly, without public listings.

Three to twelve months. The most important factor is a realistic listing price. Properties that sit on the market for more than six months lose momentum. After twelve months, the average discount is 15 to 20 percent from the original price.

Technical documentation: EUR 500 to 2,000. Energy certificate: EUR 150 to 300. Planning conformity check: EUR 500 to 1,500. Agency commission: 3 to 4 percent plus VAT. All costs are clarified before marketing begins.

No. Viewings are handled independently, with a report after each appointment.

Yes. Marketing through the network, without public listings.

Energy certificate (APE), current cadastral extracts (Visura catastale and Planimetria), deed of provenance (Atto di provenienza), conformity declaration and any building permits. I coordinate the preparation with the surveyor on the ground.

No. Swiss nationals buy in Italy without restrictions, on equal footing with EU citizens. A residence permit only becomes relevant if you plan to stay in Italy for more than 90 consecutive days. For permanent residence, there is the Elective Residence Visa.

A visa for non-EU citizens who want to live permanently in Italy without working there. Requirement: at least EUR 31,159 per year in passive income (plus 20% for a spouse, plus 5% per child). The visa is renewed every two years.

Two routes: gift (Donazione) during your lifetime or inheritance. For gifts and inheritances to children: 4% tax, but only above an exemption of EUR 1 million per child. The EU Succession Regulation 650/2012 allows you to choose your home country's law. However, Italian forced heirship rules (Legittima) still apply to property located in Italy.

Private purchases: 9% registration tax on the cadastral value, 2% for primary residence. Purchases from a developer (within 5 years of construction): 10% VAT on the purchase price (4% for primary residence). Plus EUR 50 each for mortgage and cadastral tax.

IMU is based on the cadastral value (Rendita catastale) multiplied by a coefficient. The tax rate ranges from 0.4% to 1.06%, depending on the municipality. Primary residences in categories A2 to A7 are exempt. Payment is due twice a year, in June and December.

Through the Cedolare secca: a flat 21% on the first property, 26% from the second onward. Renting out more than two units short-term triggers classification as a business. The flat tax replaces IRPEF, registration tax and stamp duty on rental income.

Three obligations: registration with the municipality, a national identification code (CIN, mandatory since 2025) and reporting every guest to the police within 24 hours. Safety standards also apply: CO detectors, fire extinguishers, certified electrical systems.

Since August 2024: EUR 200,000 per year as a lump sum on all foreign income (previously EUR 100,000). Family members pay EUR 25,000. Prerequisite: not tax resident in Italy for 9 of the preceding 10 years. Maximum duration: 15 years.

Gross 5 to 8 percent for vacation rentals, net around 3 percent after platform fees (15 to 20 percent), management (10 to 25 percent) and maintenance. Based on 18 to 25 weeks occupancy, weekly rent EUR 2,000 to 8,000 in high season.

The Maremma and the Lucchesia. In the Maremma, country houses start at around EUR 1,600 per square metre, with similar values in the Lucchesia. For comparison: in Chianti Classico, restored properties range from EUR 4,000 to 9,500 per square metre.

In the Maremma (Castiglione della Pescaia, Orbetello, Porto Ercole) or in the Lucchesia with its proximity to the Versilia coast. The Maremma offers rural tranquillity with coastal access in 15 to 30 minutes. Lucca is 20 minutes from Pisa airport and 30 minutes from the sea.

Yes. The Val d'Orcia, as a UNESCO World Heritage Site, is subject to strict landscape protection regulations (Piano Paesaggistico). New construction is heavily restricted, and renovations require approval from the landscape authority. The limited supply also supports stable prices.

Florence for long-term rental (gross yield around 4.8%). Chianti and Val d'Orcia for seasonal vacation rental (May to October, 18 to 25 weeks occupancy). The Maremma coast for summer rental with high weekly rates in peak season.

Florence (FLR): Chianti 30 to 50 minutes, Val d'Orcia 90 minutes. Pisa (PSA): Lucca 20 minutes, Maremma 90 minutes, Chianti 90 minutes. Grosseto has a regional airport with seasonal connections. Rome Fiumicino (FCO): Maremma 2 hours.

Unrenovated properties (Rustici) start at around EUR 300,000. Restored country houses: EUR 4,000 to 7,000 per square metre in standard locations, EUR 9,500 and above in prime locations such as Chianti Classico. Villas with park and pool are 20 to 40 percent above comparable country houses.

Yes. Italian banks typically finance non-residents up to 50 to 60 percent of the purchase price, with a maximum term of 25 to 30 years. You need an Italian bank account, a Codice Fiscale and translated income documentation.

Passport, Codice Fiscale, income documentation from the last two to three years with certified translation, bank statements from the last 6 to 12 months, preliminary contract (Compromesso) and a bank valuation (Perizia) of the property.

Yes. Residents with Italian income can access up to 80 percent loan-to-value. Buyers under 36 with an ISEE below EUR 40,000 can apply for up to 100 percent financing through the Fondo Consap. Residents with foreign income: 60 to 70 percent.

Substitute tax (Imposta sostitutiva): 0.25% for primary residence, 2% for second homes. Bank valuation (Perizia): EUR 300 to 500. Notary fees for the mortgage deed: EUR 1,000 to 2,000. Account opening and maintenance fees vary by bank.