Buying a house in Italy is a dream for many but it is also different from buying property in other countries. Here are some essential things to keep in mind before you start:

​

1. The process is formal and requires patience.
The Italian buying process involves several legal steps. After your offer is accepted, a preliminary sales contract (compromesso) is signed, usually with a deposit of 10–20% of the purchase price. Only after this comes the final deed (rogito), signed at the notary’s office, when the property officially changes hands.

​​

2. Notary costs and taxes are mandatory.
A licensed notary (notaio) is required by law to oversee the sale to ensure that all paperwork is correct and the property is free of legal issues. You’ll also pay purchase taxes, which depend on whether the house will be your main residence or a second home. Expect extra costs of roughly 10–15% of the purchase price.

​

3. Foreign buyers need an Italian tax code.
As a foreigner, you’ll need a fiscal code (codice fiscale) to buy property, this is similar to a social security number. This is easy to arrange but essential for signing contracts, opening utility accounts and paying taxes.

​

4. Due diligence is crucial.
Before committing, a thorough check of the property’s legal and planning status is needed. Is the house officially registered? Are all extensions or changes documented? Are there any debts or rights of third parties on the property? Skipping this step can lead to costly surprises later.

​

5. Language and local customs can complicate things.
All documents, negotiations and contracts are in Italian. Without local knowledge — or someone to guide you — misunderstandings or delays are common. Having trusted experts who know the process and the language makes all the difference.

​

6. Annual property taxes.

After purchase, you’ll pay yearly property taxes such as:

• IMU: Municipal property tax (only for second homes)

• TARI: Waste collection tax

• Possible regional or local levies

These costs depend on the property’s size, value and location.

​​

7. Non-resident owners: special rules.
If you’re not officially resident in Italy, some fiscal rules differ:

• Higher purchase taxes apply to second homes.

• Rental income from the property must be declared in Italy (and possibly in your home country under double taxation agreements).

• You may need a local representative for tax matters.

​

8. Selling the property: capital gains tax (‘plusvalenza’).
If you decide to sell the property within five years of purchase, you may be subject to capital gains tax (plusvalenza) on any profit you make. The taxable gain is the difference between the purchase price (plus certain costs) and the selling price.

Some exceptions apply, for example, if the property was your main residence for most of the ownership period. But for second homes or rental properties, this tax is something to keep in mind when considering resale options.