{"id":2602,"date":"2022-11-04T14:39:39","date_gmt":"2022-11-04T14:39:39","guid":{"rendered":"https:\/\/www.italyvisainvestments.com\/?page_id=2602"},"modified":"2026-04-23T08:09:03","modified_gmt":"2026-04-23T08:09:03","slug":"elective-residence-for-real-estate-purchase-in-italy","status":"publish","type":"page","link":"https:\/\/www.italyvisainvestments.com\/en\/relocation-and-life-in-italy\/elective-residence-for-real-estate-purchase-in-italy\/","title":{"rendered":"Elective residence for real estate purchase in Italy"},"content":{"rendered":"
Investments and Real Estate <\/div>\n

Elective residence for real estate purchase in Italy<\/h1>\n
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The elective residence visa<\/strong> can be requested by a foreign national who has accommodation in Italy<\/strong> to designate as their residence and can demonstrate financial self-sufficiency<\/strong> without the need to work in the country.<\/p>\n

In essence, the applicant for the elective residence visa<\/strong> and subsequent elective residence permit<\/strong> must prove that they possess substantial financial resources<\/strong> from lawful sources<\/strong>, distinct from employment, enabling them to live in Italy without working<\/strong>.<\/p>\n

A key requirement<\/strong> for elective residence through property purchase in Italy<\/strong> is owning a property<\/strong> within the country, which the applicant can designate as their official residence<\/strong>.<\/p>\n<\/div>\n

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When Is It Possible to Obtain Elective Residence through Property Purchase in Italy?<\/h2>\n
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The preferred route<\/strong> to obtaining an elective residence visa<\/strong> is purchasing a property in Italy<\/strong>. However, this is far from a simple process\u2014buying a home<\/strong> in Italy is a lengthy and complex operation<\/strong>.<\/p>\n

A foreign national<\/strong> seeking elective residence through property purchase<\/strong> must navigate a series of administrative, bureaucratic, and legal steps<\/strong>, which are difficult to manage<\/strong> without the support of professionals experienced in real estate law<\/strong>.<\/p>\n<\/div>\n

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Some Italian embassies<\/strong>, such as the one in the People\u2019s Republic of China<\/strong>, consider owning a property in Italy<\/strong> as an indicator of sufficient financial resources<\/strong> to live in Italy without working, which, as mentioned, is a fundamental requirement for obtaining an elective residence visa<\/strong>.<\/p>\n

Other embassies, while not applying an automatic approval<\/strong> based on property ownership, still view real estate ownership in Italy<\/strong> as a highly favourable factor<\/strong> when assessing an application for an elective residence visa and residence permit<\/strong>.<\/p>\n

Owning property serves as a strong credential<\/strong> for a foreign applicant, as it provides clear and undeniable evidence<\/strong> of financial stability and wealth<\/strong>.<\/p>\n

Elective residence through property purchase in Italy<\/strong> may be of interest to foreign nationals looking to relocate to Italy permanently<\/strong> or those wishing to obtain an elective residence permit<\/strong> that allows for greater freedom of movement within the Schengen Area<\/strong>, without necessarily having to reside in Italy full-time\u2014except within the permitted absence periods<\/strong> outlined in immigration law<\/strong>.<\/p>\n<\/div>\n

[sign-in]<\/p>\n

Procedure for a Foreign National to Purchase Property in Italy<\/h2>\n
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Once a suitable property has been identified, the foreign buyer<\/strong> must submit a purchase offer<\/strong> to the seller<\/strong> or the real estate agency<\/strong> managing the sale.<\/p>\n

The real estate agency<\/strong>, which acts as an intermediary between the parties and facilitates the agreement, is compensated with a commission<\/strong>, typically 3% to 4%<\/strong>, plus 22% VAT<\/strong>. The buyer<\/strong> pays a commission, and in some cases, the seller<\/strong> may also be required to pay one.<\/p>\n

By submitting a purchase offer<\/strong>, the foreign buyer makes an irrevocable commitment<\/strong> to purchase the property and provides a deposit<\/strong> (usually a \u201cconfirmatory deposit\u201d)\u2014for example, \u20ac5,000 to \u20ac10,000<\/strong>. If the buyer fails to complete the purchase<\/strong>, the deposit is retained by the seller<\/strong>. Conversely, if the seller defaults<\/strong>, they must return double the deposit<\/strong> to the buyer. The real estate agency is required to hand over the deposit cheque<\/strong> (which may be a bank cheque and not necessarily a cashier\u2019s cheque) to the seller<\/strong> once the purchase offer has been formally accepted by all parties.<\/p>\n

Once the seller accepts<\/strong> the offer, the transaction is considered concluded<\/strong>, and the next step is the preliminary sales agreement<\/strong> (commonly known as the \u201ccompromesso\u201d<\/strong>).<\/p>\n

The compromesso<\/strong> is a legally binding contract in which both parties commit to signing the final sale agreement<\/strong> and define its essential terms<\/strong>. A preliminary agreement<\/strong> is typically necessary because the final sale cannot yet take place due to technical reasons<\/strong>\u2014for example, the buyer has not yet secured a mortgage approval<\/strong>, or the property\u2019s urban planning compliance needs to be regularised<\/strong>. Nevertheless, the parties intend to create a stronger commitment<\/strong> than the initial purchase offer. At this stage, the buyer<\/strong> usually provides an additional deposit<\/strong>, either as a further down payment or as a portion of the purchase price.<\/p>\n

If the buyer is particularly determined to acquire the property<\/strong> and there are no legal or planning uncertainties<\/strong>, it is in their best interest to provide a higher deposit<\/strong> to secure<\/strong> the seller\u2019s commitment more firmly.<\/p>\n

The next step, unless the buyer intends to pay the full price with personal funds<\/strong>, is waiting for mortgage approval<\/strong>. To obtain a mortgage, the buyer must approach a bank<\/strong> and provide financial documents<\/strong> demonstrating income stability and creditworthiness<\/strong>, along with the purchase offer<\/strong>, an updated property report<\/strong>, and any documentation proving past ownership transfers<\/strong> (such as inheritance records<\/strong> if the seller acquired the property through succession).<\/p>\n

The mortgage<\/strong> can be obtained at a fixed or variable interest rate<\/strong>, depending on the applicant\u2019s preference<\/strong>. Given the complexities of financial markets, foreign buyers in Italy<\/strong> should consult a financial advisor<\/strong> to determine the most advantageous mortgage option<\/strong>.<\/p>\n

Once the mortgage is approved<\/strong>, an appointment is scheduled with a Notary<\/strong> to sign both the final sale agreement<\/strong> (known as the \u201crogito notarile\u201d<\/strong>) and the mortgage contract<\/strong>. However, it is highly recommended to contact a trusted Notary<\/strong> as early as possible, rather than waiting until the final contract signing. A Notary\u2019s early involvement<\/strong> can help resolve potential legal issues before they become obstacles<\/strong>.<\/p>\n

With the rogito notarile<\/strong>, the property purchase is finalised<\/strong>, and the keys are handed over<\/strong> to the buyer. However, it is important to note that real estate transactions in Italy are legally binding upon agreement<\/strong>, meaning that the contract is concluded as soon as both parties consent<\/strong>\u2014the key handover<\/strong> may occur at a later stage.<\/p>\n

Any deposit payments<\/strong> made earlier are deducted from the total purchase price<\/strong>, which is typically settled through a cashier\u2019s cheque<\/strong>. If a mortgage<\/strong> is involved, the remaining balance<\/strong> is paid directly by the lending bank<\/strong>.<\/p>\n

This is the general procedure<\/strong> for purchasing real estate in Italy<\/strong>. However, between each stage, various additional processes<\/strong> take place, such as:<\/p>\n

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  • Urban planning checks<\/strong> and land registry inspections<\/strong>, which should be completed before signing the preliminary contract<\/strong>.<\/li>\n
  • Applying for tax incentives<\/strong> (e.g., home renovation bonuses) if the property requires refurbishment<\/strong>, in which case a qualified accountant<\/strong> is essential.<\/li>\n<\/ul>\n<\/div>\n
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    Residence Permit for Elective Residence in Italy<\/h2>\n
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    A foreign national<\/strong> who has obtained an elective residence visa<\/strong> must apply for an elective residence permit<\/strong> within eight days<\/strong> of entering Italy.<\/p>\n

    The elective residence permit<\/strong> is requested through a postal kit<\/strong>. The applicant must visit a post office<\/strong>, complete the required forms, and pay the necessary fees<\/strong> for the electronic residence permit<\/strong>. The post office<\/strong> will issue a receipt<\/strong> with an appointment date at the Questura<\/strong> (local police headquarters).<\/p>\n

    On the scheduled date, the applicant must go to the Immigration Office<\/strong> at the competent Questura<\/strong> and provide fingerprints<\/strong>. Subsequently, the Questura will contact the applicant to inform them when the elective residence permit<\/strong> is ready for collection.<\/p>\n

    If the process proceeds smoothly, the procedure concludes with the collection of the residence permit<\/strong> at the local police station (Commissariato di zona)<\/strong>.<\/p>\n<\/div>\n

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    Managing Real Estate in Italy: Taxes and Utility Bills<\/h2>\n
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    Managing real estate in Italy<\/strong> requires both financial resources and active involvement<\/strong> in handling various legal obligations, taxes, and other costs<\/strong> associated with property ownership.<\/p>\n

    Starting with the purchase phase<\/strong>, in addition to mortgage-related taxes<\/strong>, buyers must consider the registration tax<\/strong>, which is legally set at 9%<\/strong>, except for primary residences (2%)<\/strong> and agricultural land (15%)<\/strong>. If the buyer purchases a primary residence<\/strong> from an entity other than a construction company<\/strong>, they must pay a 2% registration tax<\/strong>, with a minimum of \u20ac1,000<\/strong>, calculated on the cadastral value<\/strong> of the property (not the market price). Additionally, there are fixed mortgage and cadastral taxes of \u20ac50 each<\/strong>. It is important to transfer residence within 18 months<\/strong> of the final deed (rogito)<\/strong> to maintain eligibility for the primary residence tax benefit<\/strong>.<\/p>\n

    The preliminary contract (compromesso)<\/strong> also involves taxes. It must be registered within 30 days of signing<\/strong>, and if it is executed before a Notary<\/strong>, the Notary handles the registration. The fixed registration tax<\/strong> is \u20ac200<\/strong>, regardless of the sale price, plus a stamp duty<\/strong> of \u20ac16 per four pages or every 100 lines<\/strong>. If the preliminary contract is a notarised deed or authenticated private agreement<\/strong>, the stamp duty is \u20ac155<\/strong>. Additionally, if the contract involves a payment<\/strong>, a proportional registration tax<\/strong> applies: 0.50% on deposit payments (caparra confirmatoria)<\/strong> and 3% on any down payments toward the purchase price<\/strong>.<\/p>\n

    After purchasing the property, owners must consider the following ongoing taxes<\/strong>:<\/p>\n

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    • Municipal Unified Tax (IUC)<\/strong><\/li>\n
    • Municipal Property Tax (IMU)<\/strong><\/li>\n
    • Waste Tax (TARI)<\/strong><\/li>\n
    • Tax for Indivisible Services (TASI)<\/strong><\/li>\n
    • Personal Income Tax (IRPEF), if applicable<\/strong><\/li>\n<\/ul>\n

      Utility costs<\/strong> also form a significant part of property management expenses, including gas, water, electricity<\/strong>, and, if the property is inhabited regularly<\/strong>, a telephone\/internet connection<\/strong>. The cost of utilities<\/strong> depends on usage and the number of occupants<\/strong>. For example, a single person<\/strong> who stays in the property a few days per month<\/strong> will have much lower gas expenses<\/strong> than a family of four living there full-time<\/strong>.<\/p>\n

      Condominium fees<\/strong> are another important expense and are divided into:<\/p>\n

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      • Ordinary expenses<\/strong>, which remain the responsibility of the seller<\/strong> until the date of the final deed (rogito)<\/strong>.<\/li>\n
      • Extraordinary expenses<\/strong>, which, according to majority case law<\/strong>, are the responsibility of the seller<\/strong> if they were still the owner at the time the condominium assembly approved the expense<\/strong>, even if the work is carried out after the sale<\/strong>.<\/li>\n<\/ul>\n

        Condominium fees<\/strong> are calculated based on thousandths tables (tabelle millesimali)<\/strong>, which allocate costs according to the square meters of each unit<\/strong>. These fees should be carefully evaluated<\/strong> before making a purchase offer<\/strong>, as they can significantly impact<\/strong> the annual budget<\/strong> for those investing in Italian real estate<\/strong>.<\/p>\n

        Before purchasing a property, the buyer should obtain a declaration<\/strong> from the condominium administrator<\/strong>, confirming no outstanding debts<\/strong> related to the property. Under Article 63, paragraph 4, of the implementing provisions of the Italian Civil Code<\/strong>, both the buyer and seller<\/strong> are jointly liable<\/strong> for condominium expenses for the current year and the previous year<\/strong>. This means that the condominium administrator<\/strong> may legally demand payment from the new owner<\/strong>, who would then need to recover the amount from the seller<\/strong>.<\/p>\n<\/div>\n

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        Rules and Methods for Buying a Home in Italy<\/h2>\n
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        The sale and purchase of real estate<\/strong> in Italy is primarily regulated by Article 1470 of the Italian Civil Code<\/strong>, which states:<\/p>\n

        \u201cA sale is a contract that involves the transfer of ownership of a thing or the transfer of a right in exchange for a price.\u201d<\/em><\/p>\n

        Thus, a real estate sale<\/strong> is a reciprocal contractual obligation<\/strong>, where the price<\/strong> is one of its fundamental elements, alongside the property being sold<\/strong>.<\/p>\n

        The sale contract<\/strong> establishes obligations for both parties:<\/p>\n

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        • The buyer<\/strong> must pay the agreed price<\/strong> and cover transaction-related costs<\/strong>.<\/li>\n
        • Payment must be made within the time and place specified in the contract<\/strong>, or at the time and location of the property\u2019s delivery<\/strong>, unless the parties agree otherwise.<\/li>\n<\/ul>\n

          A real estate sale is a contract with immediate legal effects<\/strong>, meaning that ownership is transferred upon agreement<\/strong> between the parties. The actual delivery of the property<\/strong> is an obligation of the seller<\/strong>, but it is not a prerequisite<\/strong> for the contract\u2019s validity<\/strong>.<\/p>\n

          There are different ways to purchase real estate<\/strong> in Italy:<\/p>\n

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          1. Traditional Property Purchase<\/strong> \u2013 The most common scenario, where an individual (buyer<\/strong>) purchases an existing property<\/strong> from another individual (seller<\/strong>).<\/li>\n
          2. Buying Off-Plan (Pre-Construction Purchase)<\/strong> \u2013 In this case, new apartments or houses<\/strong> are purchased before construction is completed<\/strong>, or even before construction begins<\/strong>. This is commonly referred to as a \u201cpaper sale\u201d<\/strong> (\u201cvendita sulla carta\u201d).<\/li>\n
          3. Purchase with Retention of Title<\/strong> \u2013 Also known as \u201csale with reservation of ownership\u201d<\/strong>, this method allows the sale to proceed when the buyer is unable to secure a mortgage<\/strong>. The seller effectively finances the purchase<\/strong> by allowing the price to be paid in installments<\/strong>. The seller remains the legal owner<\/strong> until the full amount is paid, protecting them in case of buyer default<\/strong>.<\/li>\n
          4. Timeshare Property (Multipropriet\u00e0)<\/strong> \u2013 In this scenario, ownership of a single property<\/strong>, typically a holiday home<\/strong>, is shared among multiple owners<\/strong>, each with exclusive rights to use the property<\/strong> for specific time periods (e.g., July 1\u201331 and August 1\u201331<\/strong>). Legally, this arrangement creates a co-ownership structure<\/strong>, where the use periods<\/strong> are governed by a shared agreement<\/strong> among co-owners.<\/li>\n<\/ol>\n

            Even in the traditional property sale<\/strong>, real estate transactions involve a high level of legal, technical, and administrative complexity<\/strong>.<\/p>\n

            For this reason, it is strongly recommended<\/strong> that a foreign buyer<\/strong>, who may not be familiar with Italian property laws<\/strong> or lack the necessary expertise and time<\/strong>, seek the assistance of a specialised real estate professional<\/strong> to ensure a smooth property purchase process<\/strong> in Italy.<\/p>\n<\/div>\n

            How Boschetti Law Firm Can Help You Obtain Elective Residence Through Property Purchase in Italy<\/h2>\n

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            A foreign national seeking an elective residence visa<\/strong> through property purchase in Italy<\/strong> can rely on our services for immediate assistance<\/strong> at every stage of the process.<\/p>\n

            Real estate transactions in Italy are complex procedures<\/strong> that involve multiple phases<\/strong> and require the involvement of various professionals<\/strong>. Successfully managing the entire process not only demands expertise in real estate law<\/strong> but also familiarity with the technical and bureaucratic formalities<\/strong> associated with every property purchase.<\/p>\n

            By choosing Boschetti Law Firm<\/strong>, a foreign buyer applying for an elective residence visa<\/strong> can feel secure, knowing they have the support of a team of specialised professionals<\/strong>. We assist throughout the real estate purchase process<\/strong>, protecting clients from the risk of falling into legal traps<\/strong> or, in more serious cases, real estate fraud<\/strong>.<\/p>\n

            Regarding both the preliminary agreement (compromesso)<\/strong> and the final sales contract<\/strong>, we carefully review the draft prepared by the Notary<\/strong>, ensuring that no contractual clauses place the client at a disadvantage<\/strong> or pose a legal risk<\/strong>. If necessary, we propose amendments<\/strong> to better safeguard the client\u2019s interests<\/strong>.<\/p>\n

            We also assist clients before signing the final purchase agreement<\/strong>, which is an essential requirement<\/strong> for obtaining an elective residence visa through property purchase<\/strong>. This includes consulting certified professionals<\/strong> to verify the urban and cadastral compliance<\/strong> of the property and conducting a real estate registry check<\/strong> to confirm the absence of encumbrances<\/strong>, such as a mortgage or legal restrictions<\/strong>.<\/p>\n

            In conclusion, Boschetti Law Firm<\/strong> provides full assistance to foreign nationals purchasing property in Italy<\/strong> to obtain an elective residence visa<\/strong> and, once in Italy, to apply for an elective residence permit within eight days of arrival<\/strong>.<\/p>\n

            We operate both directly<\/strong>, offering real estate legal consultation<\/strong>, and indirectly<\/strong>, through a network of specialised professionals<\/strong> for services requiring regulated expertise<\/strong>, such as those provided by engineers or notaries<\/strong>.<\/p>\n<\/div>\n

            Simple and fast steps<\/div>\n

            Simple and fast steps to obtain Elective Residence through Property Purchase in Italy.<\/h3>\n
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            To obtain elective residence through property purchase in Italy<\/strong>, follow these steps:<\/p>\n

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            • Identify a list of properties<\/strong> of interest.<\/li>\n
            • Research the interest rates<\/strong> applied by banks for mortgages<\/strong>.<\/li>\n
            • Apply for a business visa<\/strong> to visit and inspect the selected properties.<\/li>\n
            • Choose the right property<\/strong> and submit a binding purchase offer<\/strong>, possibly through a real estate agency<\/strong> if one is involved.<\/li>\n
            • Negotiate if the proposed price is not accepted<\/strong>.<\/li>\n
            • If confident about the transaction, apply for a mortgage<\/strong> with the selected bank as processing times can be long.<\/li>\n
            • Start consulting a trusted Notary<\/strong>.<\/li>\n
            • Wait for the seller\u2019s formal acceptance<\/strong> of the purchase offer.<\/li>\n
            • Request the property and seller\u2019s documents<\/strong>.<\/li>\n
            • Verify the urban and cadastral compliance<\/strong> of the property and ensure there are no legal encumbrances<\/strong>, such as a mortgage<\/strong>.<\/li>\n
            • Visit the Notary<\/strong> to sign the preliminary contract (compromesso)<\/strong>.<\/li>\n
            • Wait for the mortgage approval<\/strong> from the bank.<\/li>\n
            • Sign the final sale contract (rogito notarile)<\/strong>.<\/li>\n
            • The foreign buyer<\/strong> applies for an elective residence visa<\/strong>, attaching the purchase contract<\/strong>. However, for some embassies<\/strong>, the preliminary contract<\/strong> may already be sufficient.<\/li>\n<\/ul>\n<\/div>\n


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              Investments and Real Estate Elective residence for real estate purchase in Italy The elective residence visa can be requested by a foreign national who has accommodation in Italy to designate as their residence and can demonstrate financial self-sufficiency without the need to work in the country. In essence, the applicant for the elective residence visa […]<\/p>\n","protected":false},"author":1,"featured_media":0,"parent":3520,"menu_order":0,"comment_status":"closed","ping_status":"closed","template":"","meta":{"_acf_changed":false,"footnotes":""},"class_list":["post-2602","page","type-page","status-publish","hentry"],"acf":[],"_links":{"self":[{"href":"https:\/\/www.italyvisainvestments.com\/en\/wp-json\/wp\/v2\/pages\/2602","targetHints":{"allow":["GET"]}}],"collection":[{"href":"https:\/\/www.italyvisainvestments.com\/en\/wp-json\/wp\/v2\/pages"}],"about":[{"href":"https:\/\/www.italyvisainvestments.com\/en\/wp-json\/wp\/v2\/types\/page"}],"author":[{"embeddable":true,"href":"https:\/\/www.italyvisainvestments.com\/en\/wp-json\/wp\/v2\/users\/1"}],"replies":[{"embeddable":true,"href":"https:\/\/www.italyvisainvestments.com\/en\/wp-json\/wp\/v2\/comments?post=2602"}],"version-history":[{"count":14,"href":"https:\/\/www.italyvisainvestments.com\/en\/wp-json\/wp\/v2\/pages\/2602\/revisions"}],"predecessor-version":[{"id":5454,"href":"https:\/\/www.italyvisainvestments.com\/en\/wp-json\/wp\/v2\/pages\/2602\/revisions\/5454"}],"up":[{"embeddable":true,"href":"https:\/\/www.italyvisainvestments.com\/en\/wp-json\/wp\/v2\/pages\/3520"}],"wp:attachment":[{"href":"https:\/\/www.italyvisainvestments.com\/en\/wp-json\/wp\/v2\/media?parent=2602"}],"curies":[{"name":"wp","href":"https:\/\/api.w.org\/{rel}","templated":true}]}}