{"id":2982,"date":"2022-11-04T14:20:24","date_gmt":"2022-11-04T14:20:24","guid":{"rendered":"https:\/\/www.italyvisainvestments.com\/?page_id=2982"},"modified":"2026-04-23T08:15:05","modified_gmt":"2026-04-23T08:15:05","slug":"buying-property-in-italy-as-a-foreigner","status":"publish","type":"page","link":"https:\/\/www.italyvisainvestments.com\/en\/corporate\/investor-visas\/buying-property-in-italy-as-a-foreigner\/","title":{"rendered":"Buying Property in Italy as a Foreigner"},"content":{"rendered":"
Investor Visa<\/div>\n

Buying Property in Italy as a Foreigner<\/h1>\n
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Italy attracts a large number of international buyers, making it a highly sought-after destination for foreigners looking to purchase property.<\/p>\n

Buying real estate in Italy as a foreigner can serve different purposes: it can be a straightforward investment in a country with a stable economy, or a way to relocate permanently to Italy with an elective residence visa. Lastly, purchasing property can be a strategic tax move, since foreigners who relocate to Italy and buy a residential unit\u2014either after their move or within the 12 months prior\u2014may benefit from an extension of the tax advantages provided under the \u201cimpatriate\u201d tax regime.<\/p>\n

Before taking an important step like buying property in Italy as a foreigner, it is essential to understand the purchase process, as well as the legal and tax implications that come with this decision. For this reason, the support of professionals specialized in real estate purchases for foreign citizens can prove to be crucial.<\/p>\n<\/div>\n

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When Can a Foreign Citizen Buy Property?<\/h2>\n
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Before buying property in Italy as a foreigner, it is essential to verify whether a so-called \u201creciprocity condition\u201d exists between Italy and the foreigner\u2019s country of origin.<\/p>\n

This principle refers to the rights and opportunities granted to foreign citizens in a given country, based on how that country\u2019s own citizens are treated in the foreigner\u2019s home country.<\/p>\n

According to Article 16 of the Preliminary Provisions of the Italian Civil Code, \u201ca foreigner is entitled to enjoy the civil rights granted to Italian citizens on condition of reciprocity, and subject to the provisions contained in special laws.\u201d<\/p>\n

In practical terms, if a Chinese citizen wants to buy a home in Italy, they must verify whether Chinese law equally allows Italian citizens to purchase property in China without restrictions.<\/p>\n

The existence of the reciprocity condition may vary from one country to another, and is often governed by bilateral agreements or international treaties between nations.<\/p>\n

It is important to note that the specific reciprocity situation can change over time, so foreigners interested in purchasing property should check the current laws and policies regarding reciprocity between their home country and Italy.<\/p>\n

Additionally, it is advisable to seek legal advice or consult with a team of real estate law experts, as well as a notary experienced in international law, to fully understand the aspects of reciprocity and any specific rules that may apply to their situation.<\/p>\n<\/div>\n

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What Are the Procedures for Buying Property in Italy?<\/strong><\/p>\n<\/h2>\n

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Buying a home in Italy involves several procedures, which may vary depending on the region or type of property.<\/p>\n

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  1. Property Search: <\/strong>the process of buying property in Italy as a foreigner begins with the search for a suitable property. Foreign buyers can rely on real estate agencies, specialized websites, or ads in print newspapers. It is advisable to visit selected properties in person to get a direct impression of the locations and spaces. Since this involves foreign nationals, entry into Italy must comply with immigration rules, potentially with a tourist visa or a business visa.<\/li>\n
  2. Legal and Technical Due Diligence: <\/strong>at this early stage, even before submitting a purchase offer, it is advisable to consult a trusted notary to check whether the property is subject to a mortgage or other encumbrances that could affect the transfer of ownership. It is also wise to involve a surveyor or appraiser who can confirm that the property is structurally sound and free of urban planning violations. Very important\u2014though we understand this takes time and is often overlooked\u2014is to request the original building plans from the local municipality to verify the property\u2019s compliance with planning and land registry regulations.<\/li>\n
  3. Irrevocable Purchase Offer: <\/strong>once the desired property is found and confirmed to be free from legal or planning issues, the foreign buyer may submit an (irrevocable) purchase offer either through a real estate agent or directly to the seller. This offer sets the terms of the sale for foreign buyers and is usually accompanied by a deposit that binds the buyer. The buyer determines an amount they consider fair, often negotiating below the asking price. A key factor in the offer valuation is whether the property requires renovation.<\/li>\n
  4. (If Needed) Mortgage Application and Renovation Planning: <\/strong>if the buyer does not have enough funds to cover the purchase price\u2014also considering additional costs\u2014they will need to apply for a bank mortgage. If the property requires renovation, the buyer should also begin collecting quotes from construction companies specializing in renovation, and ideally appoint an architect to oversee the work and, if desired, manage the interior design.<\/li>\n
  5. Preliminary Contract (Compromesso): <\/strong>once the parties agree on the sale, a preliminary agreement known as the \u201cCompromesso\u201d or \u201cPreliminary Sale Contract\u201d is drawn up. This contract outlines the final terms of the purchase, such as the sale price, payment methods, and date of the final deed. The preliminary contract binds the parties during a period when the final deed cannot yet be signed (for instance, if the seller needs to resolve a building code issue). Often, the parties use this time to wait for the buyer\u2019s mortgage approval. Sometimes it is advisable to sign the preliminary contract before a notary\u2014for example, when a significant down payment is made, or when the final deed is scheduled for a distant date.<\/li>\n
  6. Final Sale Contract (Rogito): <\/strong>ownership is transferred upon signing the final sale contract and payment of the purchase price. Usually, this takes place after the buyer has secured mortgage approval from the bank. Payment is typically made via a cashier\u2019s check, while the bank releases the financed portion of the price after the mortgage agreement is signed before the same notary. At the time of signing the deed, the buyer must also pay registration taxes and other fees required by law, such as the registration tax and the mortgage tax.<\/li>\n
  7. Property Registration: <\/strong>the notary registers the deed with the Italian Revenue Agency, thereby formalizing the change of ownership.<\/li>\n
  8. (If Needed) Property Renovation: <\/strong>once the property officially belongs to the buyer and the keys are handed over, renovation can begin (of course, this applies only to properties that require work). The buyer must start the process to apply for tax benefits, taking care to make all renovation-related payments via the specific \u201cbonifico parlante\u201d (a traceable wire transfer with detailed descriptions in the payment reason). Certain conditions must be met\u2014in addition to using the bonifico parlante\u2014for the buyer to access tax benefits. The type of benefits depends on government decisions, usually announced through the annual finance law; for a precise assessment, it is recommended to consult an accountant specialized in this area. The most common and advantageous incentives typically include invoice discounts and tax credit transfers.<\/li>\n<\/ol>\n<\/div>\n

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    \u201cFirst Home\u201d Benefits Available to Foreign Buyers<\/h2>\n
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    In Italy, the \u201cfirst home\u201d benefits for foreign buyers are tax incentives offered to those purchasing their first residence. These benefits were introduced to facilitate homeownership for families and to encourage activity in the real estate market.<\/p>\n

    The \u201cfirst home\u201d benefit provides significant tax relief in the form of a reduced registration tax rate, which is 2% of the purchase price (instead of 9%). This reduced rate applies to the first home purchased as a primary residence.<\/p>\n

    In addition, a fixed mortgage tax of \u20ac50 and a fixed cadastral tax of \u20ac50 are due.<\/p>\n

    If the property is purchased from a company and the sale is subject to VAT, the taxes owed with the \u201cfirst home\u201d benefits are as follows: reduced VAT at 4% (instead of 10%), a fixed registration tax of \u20ac200, a fixed mortgage tax of \u20ac200, and a fixed cadastral tax of \u20ac200.<\/p>\n

    To benefit from the \u201cfirst home\u201d tax incentives, certain conditions must be met:<\/p>\n

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    • The buyer must be of legal age and must not already own another residential property in the same municipality where the new property is located.<\/li>\n
    • The buyer must commit to establishing residency in the new home within 18 months of purchase and to maintaining it as their primary residence for at least 5 years.<\/li>\n
    • The property must be located in Italian territory.<\/li>\n<\/ul>\n

      Since January 1, 2016, the \u201cfirst home\u201d benefit is also granted to a buyer who already owns a property purchased with the same benefits, provided that the previously owned home is sold within one year of the new purchase.<\/p>\n

      The benefit is forfeited if the requirements are no longer met, and the buyer is then required to pay the difference in unpaid taxes. For example, the benefit is lost if the property is sold within 5 years of purchase. If only a portion of the property or an accessory (such as a garage) is sold, the forfeiture applies only to the part that was sold, not to the entire property.<\/p>\n

      However, forfeiture due to sale before 5 years does not apply if the buyer purchases another property to use as their primary residence within one year, under a paid purchase agreement.<\/p>\n

      Finally, the \u201cSostegni-bis\u201d decree introduced additional benefits for first home purchases by individuals under the age of 36 whose ISEE (Equivalent Economic Situation Indicator) value does not exceed \u20ac40,000 per year. For these individuals, the transaction is exempt from registration, mortgage, and cadastral taxes.<\/p>\n

      It is important to note that tax laws and incentives are subject to change over time, so it is always advisable to check the most recent regulations or consult with a tax advisor to fully understand the benefits available when purchasing a first home in Italy.<\/p>\n<\/div>\n

      What Are the Taxes on Buying Property in Italy?<\/h2>\n
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      Foreign buyers must be aware of the tax implications when purchasing property in Italy.<\/p>\n

      First of all, there is the registration tax<\/strong>, which is generally 9%<\/strong> of the purchase price. The amount can never be less than \u20ac1,000<\/strong>. Exceptions include the first home<\/strong> benefit, which\u2014as previously mentioned\u2014provides a reduced rate of 2%<\/strong>, and agricultural land<\/strong>, which is taxed at 15%<\/strong>.<\/p>\n

      Mortgage and cadastral taxes<\/strong> are applied at a fixed rate of \u20ac50 each<\/strong>.<\/p>\n

      There is also a confirmed tax benefit for the purchase of agricultural land by direct farmers<\/strong> and professional agricultural entrepreneurs<\/strong>, under which the cadastral tax is 1%<\/strong>, and both the registration and mortgage taxes<\/strong> are fixed at \u20ac200 each<\/strong>.<\/p>\n

      In addition, annual property taxes such as IMU<\/strong> and TASI<\/strong> must be paid regularly.<\/p>\n

      If the seller is a company<\/strong>, the sale is VAT-exempt<\/strong>, so the buyer must pay a 9% registration tax<\/strong>, plus \u20ac50 each<\/strong> for the mortgage and cadastral taxes.<\/p>\n

      However, VAT (IVA)<\/strong> does apply to sales carried out by construction or renovation companies<\/strong> if the sale occurs within 5 years<\/strong> of completing the building or renovation. VAT also applies after 5 years<\/strong> if the seller opts to subject the transaction to VAT<\/strong>; and to the sale of residential buildings intended as social housing<\/strong>, where the seller opts for VAT.<\/p>\n

      In these cases, VAT is applied at 10%<\/strong>, while the registration, mortgage, and cadastral taxes<\/strong> are fixed at \u20ac200 each<\/strong>.<\/p>\n<\/div>\n

      How Boschetti Studio Legale Can Help Foreign Buyers in Italy<\/h2>\n

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      Purchasing property in Italy can be an exciting and rewarding experience for foreigners. However, it is essential to be well-informed about the legal, tax, and real estate procedures in order to avoid unpleasant surprises.<\/p>\n

      With proper preparation and qualified guidance, foreign buyers can fully enjoy the many benefits of owning a home or property in this fascinating Mediterranean country.<\/p>\n

      Boschetti Studio Legale<\/strong> offers valuable assistance to foreigners who wish to purchase property in Italy, guiding them through every step of the buying process, ensuring that all documents are in order, and protecting the buyer\u2019s interests.<\/p>\n<\/div>\n


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