Historic towns in Italy offer a unique combination of timeless architecture, cobblestone streets, and a living connection to the region’s traditions. Purchasing a property here is much different from buying a modern home though.
Keep reading this guide, as understanding regulatory restrictions and potential restoration challenges is key to a successful investment.
👉 For a wider overview of Italy’s everyday systems, see: Italian Bureaucracy and Everyday Life.
The old town: Charm and Challenges
I grew up in a small-town centro storico (historic center). Since I was little, I was very aware of the perks and the downsides of my home: on one hand, the comfort of living near the piazza (the town square where my parents shop was), the joy of playing around the narrow vicoli streets with my friends.
On the other hand, I often suffered the lack of privacy and space that comes with living in a place like this. Things have improved, and situations vary from place to place. However, remember that small town communities can be narrow-minded sometimes.
Why Choose a Historic Town Property?
One of the main reason you might fall in love with historic towns is the architecture: original stone walls, vaulted ceilings, terraces overlooking piazzas. These homes are ideal for buyers seeking authenticity and a cultural experience. However, they come with responsibilities, and few extra things to consider:
• Preservation laws may limit alterations.
• Renovations often require specialized artisans.
• Access for vehicles and construction materials can be restricted.
Keep in mind that some houses don’t have terraces or balconies. If that’s the case, make sure the home gets enough sunlight during the day.
Legal and Heritage Considerations
Before purchasing, confirm:
1. Zoning and Heritage Status – Municipal authorities (Comune) maintain detailed lists of protected buildings. A property may be subject to additional permits for structural or aesthetic changes.
👉 Related: Heritage Restrictions on Restorations in Italy
2. Planning Permission – Applications for restoration or modification often take 3–6 months, depending on scope. More complex interventions in heritage buildings can take longer.
3. Building Codes – Some renovations must use traditional materials to preserve historical integrity, which can increase costs.
Finding and Working with Specialized Artisans
Historic town homes usually require expert craftsmen familiar with stonework, lime plaster, terracotta tiles, and timber framing.
Tips:
• Ask local municipalities for certified artisans.
• Budget for 10–30% higher renovation costs than comparable rural properties.
• Maintain good communication to avoid delays and ensure authenticity.
Costs and Financial Planning
• Property prices vary widely: €1,500–€3,500/m² in well-known towns, less in smaller villages.
• Renovation costs: €800–€1,500/m² depending on restoration needs.
• Factor in municipal taxes, notary fees, and potential heritage contributions.
• Mortgages for historic properties are available but may require detailed project plans.
Tips for a Smooth Purchase
1. Visit in person multiple times – see the property at different times of day and during various weather conditions.
2. Check access and logistics – narrow streets can complicate moving and construction.
3. Consult local experts – a geometra or architect with historic town experience is essential.
4. Understand restrictions – both structural and aesthetic, to avoid fines or delays.
The Reward: Living History
Owning a property in a historic Marche town is more than a real estate investment; it’s a chance to immerse in centuries of culture, architecture, and community life. While challenges exist, careful planning, realistic budgeting, and the right local guidance make the experience highly rewarding.