FAQ

Legally, no. But the Italian process differs significantly: different contract structures (Proposta, Compromesso, Rogito), cadastral checks, local regulations. A local agent coordinates your notary, lawyer and surveyor, reviews the documentation and negotiates in Italian, which saves time, avoids costly mistakes and surfaces risks that are hard to spot from outside Italy.

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 3 to 6 months.

Registration tax: 2% for primary residence or 9% for second homes, calculated on cadastral value. Notary: EUR 2,000 to 4,000. Agency commission: 4% plus 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, which is met for most countries. You will need a Codice Fiscale (Italian tax number), obtained before you sign, from the Italian consulate or the Agenzia delle Entrate.

From first viewing to Rogito: typically 3 to 6 months. 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 repay double the deposit. 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, executes the purchase deed and registers the transfer of title 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. 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 direct owner contacts and a local network. Above EUR 1 million, many transactions are handled discreetly, off the open market.

Three to twelve months. The most important factor is a realistic asking price. Properties that sit on the market for more than six months lose momentum, and an inflated price at the outset means a longer sale and a weaker position later.

Technical documentation: EUR 500 to 2,000. Energy certificate: EUR 150 to 300. Planning-conformity check: EUR 500 to 1,500. Agency commission: 4 percent plus VAT. I go through every cost with you before marketing begins.

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

Yes. The property is marketed through the network only, with no public listing.

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 paperwork with a local surveyor.

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. Applicants must show at least EUR 31,159 per year in passive income (plus 20% for a spouse and 5% per child). The visa is renewed every two years.

Two routes: gift (Donazione) during your lifetime or inheritance. Gifts and inheritances to children are taxed at 4%, but only above a EUR 1 million exemption per child. EU rules let you choose your home country's law to govern your estate. Even so, 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). There is also a EUR 50 flat fee each for the mortgage tax (imposta ipotecaria) and the 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. Letting more than two units on a short-term basis is treated as a commercial activity. 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.

Currently EUR 300,000 per year as a flat substitute tax on all foreign income (previously EUR 100,000). Family members pay EUR 50,000 per year from 2026. To qualify, you must not have been tax-resident in Italy for nine of the previous ten years, and the regime applies for up to 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; residents with foreign income, 60 to 70 percent.

The substitute tax (Imposta sostitutiva) is 0.25% for a primary residence and 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.