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How to buy a house in Italy as a foreigner
Italy is full of affordable country and village houses, especially in the inland areas away from the famous tourist regions. The buying process goes through a notary (notaio) and is well regulated. You will need an Italian tax code, and some non-EU buyers face a reciprocity check.
Can a foreigner buy a house in Italy?
- EU and EEA citizens can buy property in Italy on the same terms as Italians.
- Citizens of other countries can buy if Italians are allowed to buy property in their country: the "condition of reciprocity". The Italian Ministry of Foreign Affairs publishes the list of countries and the situations in which the check does not apply (for example for some non-EU citizens legally resident in Italy). Check your country on the Ministry's website.
The codice fiscale
Every buyer needs an Italian tax code (codice fiscale). Foreign citizens can request one from the Agenzia delle Entrate, the Italian Revenue Agency, in Italy or through an Italian consulate abroad. You will also need it for utilities and, often, for an Italian bank account.
How the purchase works
- Offer (proposta d'acquisto). Usually made in writing through the estate agent, often with a small deposit. Once accepted, it can become binding.
- Preliminary contract (compromesso or contratto preliminare). Sets the price, deposit (caparra) and date of the deed. The preliminary contract must be registered with the Agenzia delle Entrate.
- Checks. Before the deed, the notaio checks the title, mortgages and liens in the land registers. A surveyor (geometra) is often hired to check that the building and the cadastral records match the reality and that there are no unauthorised works. Ask for this check: discrepancies are common in old rural houses.
- Final deed (rogito). Signed before the notaio, who reads the deed aloud. If you do not understand Italian, the law requires an interpreter. The notaio collects the taxes and registers the transfer.
Costs and taxes
For a home bought from a private seller, according to the Agenzia delle Entrate:
- Second home: registration tax (imposta di registro) of 9%, with a minimum of €1,000, plus fixed mortgage and cadastral taxes of €50 each.
- Main home ("prima casa" relief): registration tax of 2% (minimum €1,000) plus €50 + €50, subject to conditions, including that the buyer takes up residence in the municipality within a set period.
- For private buyers of homes, the tax can usually be calculated on the cadastral value rather than the price (the "prezzo-valore" rule), which is often lower. Your notaio will explain.
- Buying from a construction company or with VAT is taxed differently.
On top come the notaio's fee, the estate agent's commission (in Italy often charged to both buyer and seller; agree it in writing), surveyor's fees and translation. Owners of second homes pay the municipal property tax (IMU) every year. Check the current rules with the Agenzia delle Entrate and the Consiglio Nazionale del Notariato.
Financing and residence
Italian banks can lend to non-residents, but expect strict conditions. Owning a house in Italy does not give you a right to live there; non-EU citizens need an elective-residence visa or another type of permit for long stays. See does owning a house give you residency?
Where to look
We list only a small number of Italian houses so far: see cheap houses in Italy. For comparison, rural France has many more stone houses in the same price range.
