How long does the property purchase process in Italy usually take?

A standard purchase — from accepted preliminary agreement (compromesso) to rogito (deed) — typically takes 8–12 weeks if there are no complications. Complex cases (heritage restrictions, missing paperwork, or long municipal checks) can extend this to several months.

Is a notary (notaio) mandatory and what do they do?

Yes. The notary is required for the final deed (rogito). They verify ownership, ensure the property is free of liens, calculate taxes, register the sale with public records, and hold the legal responsibility for the transfer.

What is a typical deposit (caparra) and can it be refunded?

Deposits usually range from 10–20% of the agreed price. If the buyer pulls out without legal cause, they may forfeit the deposit; if the seller withdraws, the buyer is generally entitled to double the deposit. Exact terms should be written into the compromesso.

Which taxes and fees should buyers budget for?

Budget for notary and registration fees (often 2–4% of price), cadastral and mortgage taxes if applicable, and any regional or municipal transfer taxes. Renovation incentives can offset costs but require paperwork and qualifying work.

Can non-EU citizens get a mortgage in Italy?

Yes, many Italian banks lend to non-EU buyers but terms vary. Expect higher deposit requirements (often 30–40%), stricter income verification, and longer approval times. Speak with a bank experienced with foreign clients.

Do I need special permits for renovating an Italian property?

It depends on the work. Minor internal work often uses SCIA; structural changes typically require a Permesso di Costruire. Heritage or seismic rules may add steps and extra approvals.

Buying Property in Italy: A Complete Step-by-Step Guide for Foreign Buyers

Unlike other countries, the process of buying property in Italy is formalised by strict national laws and the involvement of specific authorities. This guide explains the main steps required to buy a home in this country, so you can navigate confidently.

👉 For more detailed information on residency, inheritance, and other practical matters, see our Foreign Buyer Practicalities Hub.

Step 1 – Define Your Purpose and Budget

Decide upfront: will this be a primary residence, a vacation home, or an income-generating property? In Italy, ownership type affects taxation (e.g. IMU exemptions for primary residences) and your eligibility for financing. Include in your budget: purchase price, notary fees, agent commissions, taxes, and renovation costs.

Step 2 – Select the Right Location

Italy offers very different property landscapes:

Major cities (Rome, Milan, Florence): Higher prices, strong rental markets.
Countryside (Tuscany, Le Marche, Umbria): Historic farmhouses, renovation opportunities.
South and islands (Puglia, Sicily, Sardinia): Lower entry prices, but check infrastructure and accessibility.

👉 For a focused look at one region, read our guide on How to Buy a Property in Le Marche.

Step 3 – Engage Professionals Early

Real estate agent (agenzia immobiliare): Must be licensed.
Geometra: Handles surveys, boundaries, and renovation permits.
Notary (notaio): Mandatory for all property transactions.
Having professionals from the start avoids common pitfalls.

Step 4 – Make a Formal Offer (Proposta d’Acquisto)

Offers are legally binding in Italy once accepted. At this point, the caparra confirmatoria (deposit) is usually paid. A legal check on ownership titles and debts is essential before moving forward.

Step 5 – The Preliminary Contract (Compromesso)

This contract sets the agreed price, payment timeline, and conditions. It is often signed in front of the notary or registered at the Agenzia delle Entrate to provide legal certainty.

Step 6 – Financing Options

Foreign buyers can access mortgages through Italian banks, though requirements vary. Non-residents often need a larger down payment (30–40%) and clear proof of income.

👉 See our guide on Financing Property in Italy: Bank Loans for Foreigners.

Step 7 – Final Deed and Registration

The atto di vendita (final deed) is signed before the notary, who ensures taxes are paid and the sale complies with Italian law. Once signed and registered in the Conservatoria, the buyer officially becomes the property owner.

Step 8 – Post-Purchase Essentials

Register utilities (gas, electricity, water).
Pay municipal taxes (IMU, waste tax, TARI).
Consider property insurance.
I’m If renovating, secure permits such as SCIA or permesso di costruire.

Conclusion

Buying a property in Italy involves multiple steps, but the process is highly structured and designed to protect both buyer and seller. By understanding the national framework and relying on trusted professionals, foreign buyers can secure their Italian home with confidence.

Understanding Italian Property Taxes: What Buyers Need to Know