Real estate consulting for foreigners
Buying and selling real estate in Italy is a long and complex process that involves multiple professionals, including:
- A Notary, responsible for conducting all preliminary checks on the property and ensuring the legality of the transaction.
- A lawyer, providing contractual assistance.
- A surveyor and an architect, verifying the urban planning compliance of the property.
- A construction company, in case renovations are needed.
- An accountant, handling tax and financial matters, including applications for home-related tax incentives.
- A bank, if a mortgage is required.
Given these complexities, foreign investors looking to purchase real estate in Italy often face difficulties due to the numerous legal, bureaucratic, administrative, urban planning, and tax-related issues involved. Without comprehensive expertise in Italian real estate transactions, these challenges cannot be easily managed independently.
It is unlikely that a foreign buyer will have the necessary qualifications and knowledge to navigate the long and intricate process of purchasing property in Italy. Additionally, they are often unfamiliar with Italian laws and regulations.
Another major obstacle for foreign investors is the language barrier. Conducting a real estate transaction in Italy requires advanced Italian proficiency, as the process involves technical and legal terminology. This is an almost unattainable requirement for most foreign buyers.
A foreigner attempting to purchase property in Italy alone is at high risk of encountering unforeseen challenges, which could result in significant financial losses or even serious legal liabilities.
Consider some potential risks:
- Purchasing a property with urban planning irregularities.
- Signing a sales contract with disadvantageous clauses, such as excessive penalties.
- Losing out on tax benefits that they would otherwise be entitled to.
- Overpaying for a property beyond its actual market value.
- In the worst-case scenario, falling victim to a real estate scam.
While real estate fraud may seem like a catastrophic scenario, it is not an uncommon threat. A quick online search reveals that thousands of people fall victim to real estate scams in Italy every year.
Given these risks, it is essential for foreign investors to seek expert assistance from a specialist in Italian real estate investments. This expert should provide not only contractual consulting but also technical and legal guidance throughout the entire purchasing process, ensuring a smooth and secure transaction.
Typical scenarios / Case studies
The typical scenarios have been developed by drawing on the most significant corporate immigration cases that the firm regularly handles, with the aim of creating structured, complex examples that help the reader navigate their own situation. The case studies, by contrast, illustrate individual real-life matters, anonymised to protect client confidentiality, presented with full factual and contextual detail.
US professional chooses Italy: elective residence obtained and future planned
American professional obtains an elective residence visa while maintaining ties with the USA. Integrated assistance from legal strategy to property search..
US opera singer obtains work authorization in 7 days
American opera singer with contracts already signed with an Italian theatre. Self employment work authorization obtained on an urgent basis to meet professional commitments.
US client purchases property in Rome: secure transaction
American client assisted in the purchase of a property in Rome. Urban planning issues and contractual risks identified and resolved before signing, transaction completed through notarial power of attorney.
American investor: from New York to a villa in Tuscany
Cross-border property transaction with full relocation service. Purchase of a high-end property, with tax status, residency and NHS registration handled remotely.
Canadian couple, retirement property in Puglia
From Toronto to the Itria Valley. Purchase of a farmhouse with cadastral issues, 7% flat tax on foreign pensions, elective residence visa and healthcare transition.
British entrepreneur, opening a business in Milan
Post-Brexit, a London-based tech entrepreneur establishes an operational headquarters in Milan. Immigration pathway as a non-EU national, company incorporation, and tax planning.
Swiss retiree: 7% flat tax regime in Southern Italy
A banking executive relocates from Zurich to Calabria. Management of the Swiss occupational pension pillar, Italy-Switzerland Tax Convention, and deregistration from the cantonal tax register.
American couple: retirement project in Abruzzo with visa and flat tax
From Connecticut to Abruzzo. Elective residency visa, 7% flat tax coordinated with IRS and FATCA obligations, and transition from Medicare to the Italian NHS (SSN).
German couple, from Munich to Tropea
Retired engineers from the Bavarian automotive sector. Multi-tier pension management, Italy-Germany Tax Convention, and the 7% preferential tax regime.
Startup tech: apertura filiale italiana per il mercato EU
A Bay Area SaaS company establishes a Milan headquarters. Innovative startup SRL, EU Blue Card for the team, transfer pricing, impatriates tax regime, and GDPR compliance.
Fashion brand, representative office in Milan
Brand premium newyorkese apre presidio a Milano. Strutturazione per evitare stabile organizzazione, trasferimento direttrice creativa e gestione showroom.
Manufacturing company, ICT transfers to Italy
Multinazionale giapponese trasferisce 3 figure chiave in Piemonte. Permessi ICT per manager e specialista, coordinamento consolare e regime impatriati per tutti i dipendenti.
How the boschetti law firm can assist with real estate consulting for foreigners in italy
Italy Visa Investments, a brand of Boschetti Law Firm, a law firm based in Rome, guarantees professional assistance for foreigners looking to purchase real estate in Italy.
Boschetti Law Firm is a leader in real estate investments in Italy for foreign buyers. By leveraging the expertise of a trusted partner company and experienced real estate agents, we provide technical, legal, and administrative assistance throughout all stages of the real estate transaction.
You can rely on us from the very beginning, whether it’s evaluating the terms proposed by the property owner or the real estate agency, or making specific requests regarding your purchase.
We represent you to ensure the negotiation process is conducted in your best interest. Additionally, we assist in applying for a business visa, which will allow you to legally enter Italy to visit properties in person, select the one that best suits your needs, and sign the notarial deeds.
In this regard, we provide guidance during the preliminary sales contract phase, carefully reviewing the draft prepared by the notary, suggesting necessary modifications to protect your interests, and negotiating with the seller to resolve any discrepancies.
We also liaise with surveyors, architects, and engineers to ensure the property does not have urban planning or cadastral irregularities. We will obtain the property’s project documentation and cadastral records to verify that no hidden issues could lead to future legal liabilities or the need for costly regulatory compliance.
Our real estate consulting for foreign investors in Italy supports clients from start to finish, protecting them from unpleasant surprises that often arise due to unfamiliarity with Italian laws, language, and legal terminology, as well as a general lack of expertise in the Italian real estate market.
Even during the final notarial deed signing (rogito), you will not be alone. We will accompany you to the notary’s office, having already reviewed the draft agreement, and we will negotiate on your behalf regarding any last-minute clauses or seller requests. If you decide to finance the purchase with a bank mortgage, we will also carefully review the mortgage contract before you sign.
Finally, if your property requires renovation, we will analyze the construction contract, protect your interests throughout the execution of the work, communicate with the project manager, and coordinate with your accountant to apply for potential tax incentives such as the home renovation bonus and superbonus.
Share your dream of investing in Italian real estate with us. We will provide the support you need to carry out a secure, legally sound, and financially beneficial transaction.
If you are planning to purchase a property in Italy, the first step is to clarify the purpose of your investment. Do you want to buy a vacation home? Are you planning to move and live in Italy? Or are you simply looking for an investment to resell later?
Once you have defined your goal, you will need to identify a selection of properties that match your needs. This is where you can contact us, and we will assign our trusted real estate agents to conduct a market search in your chosen area.
Now that you have a shortlist of properties, you can request photo and/or video materials, or if you prefer, we can help you obtain a business or tourist visa so you can personally visit the properties.
Once you have chosen the property that interests you the most, we must first verify its urban planning and cadastral compliance, as well as check for any legal encumbrances such as a mortgage. For the first aspect, we will hire a surveyor, architect, or engineer to conduct the necessary technical assessments. If any irregularities are found, the preliminary sales contract will specify that the seller is responsible for resolving them and ensuring the property is in full legal compliance. For encumbrances, we recommend consulting a notary at this stage.
Now it’s time to submit the irrevocable purchase offer. First, we will negotiate with the real estate agency to determine the room for negotiation. Based on our experience, we will guide you on how to approach the negotiation and what initial price to propose. We represent you in dealings with both the real estate agency and the seller.
Important notes:
- The real estate agent assisting you is our trusted partner, so they have no interest in leading you into a bad deal.
- The agent may also offer you properties in pre-auction sales, allowing you to purchase at a below-market price.
Now, you have submitted your offer, and the seller has accepted. The next step is to sign the preliminary sales contract. If you haven’t already, now would be a good time to travel to Italy to sign the contract in person, although you can also grant us power of attorney to sign on your behalf.
At this stage, we must decide whether to sign the preliminary contract at the real estate agency, as a private agreement that must be registered, or to sign it before a notary, which provides greater legal protection—this is often recommended when:
- The deposit is particularly high.
- The contract includes pending obligations for either party.
- There is a significant time gap between the preliminary contract and the final deed (rogito).
The preliminary contract will specify the date for the final notarial deed (rogito). This period allows the parties to fulfill their respective obligations:
- The seller may need to resolve any urban planning irregularities.
- The buyer will secure the necessary financial resources for the purchase. Foreign buyers should note that Italian banks generally do not grant mortgages to non-resident foreigners, so any bank financing must be arranged in their home country.
Now the dream becomes a reality. We are at the notary’s office, with you, the seller, and our legal team by your side for the final signing of the deed of sale. At this moment, the keys will be handed over to you, marking the official transfer of ownership.
If this is your primary residence, it is advisable to transfer your residency to the new property immediately to benefit from related tax advantages. The notary will register the deed, completing the legal process.
Congratulations! You are now a property owner in Italy.
Request a preliminary assessment
Fill in the form so that we can assess your case. We will contact you within 48 working hours to let you know if and how we can assist you.
Via dei Gracchi, 151
00192 Roma – Italy
info@italyvisainvestments.com
Tel: + 39 – 06 889 21971
By appointment only
Day: Monday – Friday
Hours: 9:00 a.m. – 1:00 p.m. / 4:00 p.m. – 8:00 p.m.
The source of funds must be demonstrated through banking and financial documentation proving ownership, availability, transferability, and lawful origin of the capital: recent bank statements (typically covering the last 3 months), certifications from the financial institution, and documents evidencing the source of funds (income, sale of assets, donations, or other traceable transactions).
For the Italian investor visa (minimum €500,000 in a company or €250,000 in an innovative startup), documentation must be in Italian or English (or officially translated) and verifiable. Authorities carry out anti-money laundering checks and also require proof of no criminal convictions and of the lawful origin of the funds.
No, purchasing a property in Italy does not automatically grant a residence permit. A non-EU national may freely buy property, subject to the condition of reciprocity, but residing in Italy requires an independent residence title: elective residence, investor visa, work, or another legal ground предусмотрed by law.
However, owning property can be a useful requirement for several types of residence permits, particularly elective residence. It demonstrates a connection to the territory and satisfies the accommodation requirement, as well as indicating the availability of sufficient financial resources. Therefore, the purchase should be part of an overall immigration strategy.
A foreign buyer pays the same taxes as an Italian citizen: a registration tax of 9%, or reduced to 2% if the “first home” benefit applies; VAT at 4% or 10% if purchasing from a developer. In addition, there are mortgage and cadastral taxes (€200 each for a first home).
The “first home” benefit is also available to foreigners, provided they establish residence in the municipality where the property is located within 18 months of purchase. Special tax regimes for new residents or inbound workers may offer further advantages on the taxation of foreign
There is no minimum amount set by law. The consulate assesses on a case-by-case basis whether the applicant has sufficient means to support themselves without working in Italy. In practice, an annual income from passive sources (pension, annuities, dividends) of at least €31,000 for a single applicant is generally considered sufficient, with higher thresholds for dependent family members.
Elective residence is intended for individuals who wish to relocate to Italy without carrying out any work activity. Owning a property or having a long-term rental agreement strengthens the application. Proof of passive income sources is the key requirement.
A representative office does not carry out commercial activities in Italy: it promotes the business, gathers information, and manages relationships with clients and suppliers without entering into contracts. As it does not constitute a permanent establishment, it does not generate taxable income in Italy and is not subject to corporate income tax (IRES) or VAT on its activities.
The advantages: a physical presence in the Italian market without direct taxation, low start-up costs, and no obligation to prepare separate financial statements. The obligations: registration with the REA (Economic and Administrative Index) at the Chamber of Commerce, keeping accounting records for expenses incurred, and filing withholding tax returns if employees are hired.
Foreign founders of innovative startups may benefit from a 30% personal income tax (IRPEF) deduction (up to 50% in certain cases) on investments in the company’s capital, the favorable tax regime for new residents, and exemption from Chamber of Commerce fees and stamp duties for the first five years.
The startup must be registered in the special section of the Companies Register and meet the requirements set out in Law Decree 179/2012, which are also verified by the Investor Visa for Italy Committee. As for immigration pathways, the investor visa requires a minimum investment of €250,000 in an innovative startup.
