{"id":5955,"date":"2026-05-27T06:34:14","date_gmt":"2026-05-27T06:34:14","guid":{"rendered":"https:\/\/www.italyvisainvestments.com\/?page_id=5955"},"modified":"2026-05-27T06:39:05","modified_gmt":"2026-05-27T06:39:05","slug":"real-estate-advisory","status":"publish","type":"page","link":"https:\/\/www.italyvisainvestments.com\/en\/real-estate\/real-estate-advisory\/","title":{"rendered":"Real Estate Advisory"},"content":{"rendered":"
Real estate<\/div>\n

Real estate advisory<\/h1>\n
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Buying property in Italy as a foreign buyer<\/strong> is never a purely commercial transaction. It means engaging with a legal system rich in specificities, where mortgage and land registry checks, tax and contractual profiles, and coordination with notaries and technical experts often intertwine with a wider project of relocation, settlement or investment in the country.<\/p>\n

Studio Legale Internazionale Boschetti, through its IVI Italy Visa Investments Unit<\/strong>, positions itself as an independent real estate advisor in Italy for foreigners<\/strong>: a legal and strategic reference that exclusively protects the buyer’s interests, from the initial documentary analysis through to the steps following the final deed. We do not sell properties and we do not earn commissions from estate agents: our sole point of reference is the client we represent, including on a fully remote basis.<\/p>\n

Our property advisory in Italy<\/strong> is provided in Italian, English, Spanish and Portuguese, with a team accustomed to daily interaction with international clients. Every stage of the process can be handled remotely, including through a notarial power of attorney<\/strong> for those who cannot or prefer not to be physically present in Italy. Our distinguishing strength lies in the integrated management of the commercial transaction together with all immigration law<\/strong> aspects, enabling us to handle the real estate sale and purchase process in parallel with all matters relating to visas, residence permits, and the formalities required for foreign nationals in Italy.<\/p>\n<\/p>\n<\/div>\n

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Why foreign buyers need a real estate advisor in Italy<\/h2>\n
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Italy is one of the most attractive markets in Europe for international buyers, but it is also one of the most legally layered. Buying property in Italy as a foreigner<\/strong> means dealing with rules, practices and timelines that have no direct counterpart in common law systems, and which, even within continental Europe, present Italian peculiarities that are not immediately easy to decode. In the paragraphs that follow we first illustrate the reasons that make Italy an interesting ground for the foreign buyer of property in Italy<\/strong>, and then the concrete risks that arise when the operation is tackled without genuinely specialist real estate legal advice in Italy<\/strong>.<\/p>\n<\/div>\n

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The Italian property market: what makes it attractive and complex<\/h3>\n
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Italy offers, to those looking from abroad, a combination that is difficult to replicate elsewhere. Prices are still competitive compared with Paris, London, Monaco or Madrid, especially outside the major centres. The available tax incentives are significant:<\/p>\n

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  • Inbound workers regime<\/strong> (regime impatriati<\/em>). For those transferring tax residence to Italy from 2024 onwards, employment and self-employment income produced in Italy contributes to taxable income at 50 percent<\/strong> only (40 percent<\/strong> for workers with minor children), within an annual cap of 600,000 euro<\/strong>;<\/li>\n
  • the flat tax of 300,000 euros per year<\/strong> for high-net-worth new residents;<\/li>\n
  • the 7% scheme<\/strong> reserved for pensioners who move to municipalities in the South with up to 20,000 inhabitants, which represents a concrete tool of wealth planning.<\/li>\n<\/ul>\n

    To these are added the quality of life, the stability of the healthcare system and a geography that continues to attract HNWI profiles, remote-working professionals and families looking for a second home.<\/p>\n

    Against these opportunities, the complexities are equally real. All documents are in Italian, drafted in a technical language that does not lend itself to literal translation. The buyer’s legal commitment arises much earlier than the final deed: in Italy an accepted purchase offer<\/strong> is already binding, and the real estate advisor for Italy<\/strong> of a foreign client must therefore prevent commitments from crystallising in irrevocable clauses before the buyer has even realised it.<\/p>\n

    The notary, finally, is a neutral public official: he certifies the deed and verifies its formal compliance, but he does not defend the buyer’s interests against those of the seller. To do this, the foreign buyer needs an independent buyer agent in Italy<\/strong> who acts in an exclusively defensive position for the client.<\/p>\n<\/div>\n

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    Common mistakes foreign buyers make in Italy<\/h3>\n
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    The risks that a foreign buyer runs without a dedicated legal presence are not academic hypotheses: they are recurring patterns, which we see materialise in the files our Firm is called upon to recover when the mistake has already been made.<\/p>\n

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    • Paying a deposit<\/strong> before any legal due diligence has been carried out, on a property that may carry mortgages, attachments or undisclosed encumbrances.<\/li>\n
    • Assuming that the estate agent represents the buyer’s interests, when in fact in Italy the agent typically earns a commission from both parties and owes no exclusive duty of loyalty to either side.<\/li>\n
    • Missing unfair contractual clauses<\/strong> in the preliminary contract, such as forfeiture provisions, restrictive deadlines or escape clauses drafted in the seller’s favour.<\/li>\n
    • Over-relying on the notary for protection, despite the notary’s role being limited to formal authentication of the deed and not to defence of the buyer against the seller.<\/li>\n
    • Ignoring land registry and planning compliance issues<\/strong>, such as undeclared building works (abusi edilizi<\/em>), discrepancies between the cadastral plan and the actual state of the property, or unresolved town-planning irregularities.<\/li>\n<\/ul>\n

      On each of these fronts, the IVI advisor<\/strong> intervenes as a preventive safeguard: verification is carried out before the buyer signs, the negotiation is structured before any sums are paid, and the clauses are negotiated before they become binding.<\/p>\n<\/div>\n

      Our real estate advisory process: step by step<\/h2>\n
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      Our\u00a0<\/span>real estate consulting in Italy<\/strong>\u00a0<\/span>follows an end-to-end logic: we accompany the client from the first documentary check through to the steps that follow the final deed. Each stage has a specific purpose and a defined protective function, and skipping any one of them exposes the buyer to risks that would have been avoidable upstream. The five stages below form the standard scope of the engagement, which is adapted to the features of each transaction.<\/p>\n<\/div>\n

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        Step 1: investment analysis and legal and tax due diligence<\/h3>\n
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        The first stage is dedicated to\u00a0<\/span>pre-contractual checks<\/strong>. We examine the seller’s title, the mortgage situation and the encumbrances recorded against the property, the cadastral and town-planning compliance, the possible existence of building irregularities, whether already regularised or capable of being regularised, and any pending litigation or third-party claims. This is the decisive moment: it is here that most problems are prevented, before any commitment is signed and before any money changes hands.<\/p>\n

        Tax due diligence<\/strong>, an additional service we can provide, consists of an in-depth analysis of the property\u2019s and seller\u2019s tax compliance status: payment of local taxes (IMU, TARI), any tax liens, tax benefits previously claimed with ongoing obligations attached (first-home benefits, building renovation incentives, Superbonus), the VAT or registration tax regime applicable to the deed, and any capital gains taxable to the seller. It protects the buyer from tax liabilities that could affect the property or give rise to disputes after completion of the transaction.<\/p>\n<\/div>\n<\/li>\n

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        Step 2: negotiation and purchase offer<\/h3>\n
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        In the second stage we assist the client in drafting the\u00a0<\/span>purchase offer<\/strong>\u00a0<\/span>and in reviewing the clauses before any economic commitment or signature. The purchase offer, it should be noted, is already a binding instrument: once accepted by the seller, it produces full legal effects.<\/p>\n

        In the negotiation the Firm represents the buyer’s interests exclusively: it is not neutral as the notary is, it is not remunerated by both sides as the estate agent is, it acts only for the client who has retained it. The offer is tailored according to the property\u2019s market value, its condition and the state of the systems and installations, its location, and whether it is furnished or unfurnished, with the aim of establishing a basis for negotiations with the seller.<\/p>\n<\/div>\n<\/li>\n

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        Step 3: preliminary contract (compromesso)<\/h3>\n
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        In the third stage we work on the preliminary contract<\/strong>, commonly called\u00a0<\/span>compromesso<\/em>. We review it clause by clause and we deal with the correct structuring of the\u00a0<\/span>caparra confirmatoria deposit<\/strong>, calibrating its amount and its legal qualification. We make sure that the contractual terms protect the client in the typical risk scenarios: documentary surprises, mortgage financing not granted, default of the seller, delays in delivery. It is at this stage that the conditions subsequent for the buyer’s protection are written into the text.<\/p>\n<\/div>\n<\/li>\n

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        Step 4: final deed (rogito) and notary coordination<\/h3>\n
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        In the fourth stage we coordinate the relationship with the notary chosen for the signing, we carry out the final documentary check before execution and we ensure the client’s presence or representation at the deed, including by delegation through a\u00a0<\/span>notarial power of attorney<\/strong>. The division of roles must be kept clearly in mind: the notary carries out a series of preliminary checks, authenticates the deed, and guarantees its formal validity, while the Firm protects the substantive interests of the foreign buyer, both during the preparatory phase and at the signing stage.<\/p>\n<\/div>\n<\/li>\n

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        Step 5: post-purchase support<\/h3>\n
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        The engagement does not end with the execution of the deed. During the post-acquisition phase, we assist with all subsequent formalities: monitoring registrations and filings, cadastral transfers, utility connections, tax declarations related to the purchase, initial guidance on IMU regimes and recurring taxes applicable to non-resident owners, and the leasing of the property, including the drafting and execution of the lease agreement where the property has been acquired as a passive income investment. The relationship with the client, particularly for those who have just purchased their residence in Italy from abroad, continues beyond completion of the transaction.<\/p>\n<\/div>\n<\/li>\n<\/ul>\n

        How Studio Legale Internazionale Boschetti can help you with Real Estate Advisory in Italy<\/h2>\n

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        The scope of the\u00a0<\/span>real estate advisory in Italy for foreign clients<\/strong>\u00a0<\/span>offered by the Firm covers the entire transaction process:\u00a0<\/span>documentary and tax due diligence<\/strong>, representation during negotiations, contract review, coordination with the notary, and post-completion tax and administrative assistance. It is an integrated service designed for those seeking a single legal point of contact from the beginning to the end of their\u00a0<\/span>real estate investment in Italy<\/strong>.<\/p>\n

        The key distinction that characterises our positioning, and that is essential to grasp, is the following: IVI is a law firm, not a real estate agency. We represent the buyer exclusively, we do not sell properties and we do not earn commissions from agents or sellers. The\u00a0<\/span>buyer agent in Italy<\/strong>, when conceived along Anglo-American lines, is often remunerated on a percentage of the transaction price: we, as lawyers, work on a professional fee agreed in advance and decoupled from the commercial outcome of the negotiation, so that our interest fully coincides with the client’s.<\/p>\n<\/div>\n

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        The entire process, finally, can be managed remotely. For those who do not reside in Italy,\u00a0<\/span>buying property in Italy as a foreign national<\/strong>\u00a0<\/span>can be completed without the need to travel: due diligence activities and communications are carried out online, and we provide our clients with comprehensive property dossiers including not only technical data, but also photographs and often videos; the execution of the deed may be delegated to the Firm through a\u00a0<\/span>special notarised power of attorney<\/strong>\u00a0<\/span>issued before the competent Italian Consulate or before a notary in the client\u2019s country of residence, with apostille or legalisation where required.<\/p>\n<\/div>\n

        FAQ<\/h3>\n
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          Can foreign citizens buy property in Italy without restrictions?<\/h3>\n
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          EU citizens and citizens of EEA countries buy property in Italy freely, on an equal footing with Italian citizens. For non-EU citizens without a residence permit the condition of reciprocity laid down in article 16 of the preliminary provisions to the Italian Civil Code applies, and this condition is satisfied for the great majority of the countries our clients come from, so that the foreign purchase of property in Italy is generally admitted without restrictions. Reciprocity checks are formally carried out by the notary at the final deed stage, but it is advisable to anticipate them during the due diligence to avoid surprises close to the signing.<\/p>\n<\/div>\n<\/li>\n

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          Do I need an Italian lawyer if there is already a notary?<\/h3>\n
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          Yes, because the roles of the notary (notaio) and the lawyer are fundamentally different. Under Italian law, the notary acts as an impartial public official: he or she verifies the formal legality of the deed and handles the formalities required for the transfer of ownership. However, the notary does not represent one party against the other and does not provide strategic protection of the buyer\u2019s interests. The lawyer, on the other hand, acts exclusively on behalf of the purchaser, assesses the risks of the transaction, conducts the legal and tax due diligence, negotiates the contractual clauses, and ensures that the real estate investment is structured entirely in the client\u2019s best interests, particularly where foreign buyers unfamiliar with the Italian legal system are involved.<\/p>\n<\/div>\n<\/li>\n

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          What is the difference between a real estate advisor and an estate agent in Italy?<\/h3>\n
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          The estate agent is an intermediary: his role is to bring supply and demand together, and he earns a commission from both parties when the transaction closes. His interest, therefore, coincides with the conclusion of the deal, not with the exclusive protection of either side. The real estate advisor, when it is Studio Legale Internazionale Boschetti, is instead a lawyer who represents the buyer exclusively, is remunerated on a professional fee paid by the client, receives no commission from the selling party or from the agent, and owes a duty of loyalty that exists only towards the client who has retained him.<\/p>\n<\/div>\n<\/li>\n

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          Can you assist me if I am not physically in Italy?<\/h3>\n
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          Yes, and this is the Firm’s ordinary way of working with international clients. The due diligence, the negotiation, the review of the preliminary contract and all interactions with the notary and counterparties can be conducted remotely. The rogito can also be executed through a notarial power of attorney granted by the client in favour of a professional of the Firm: the power of attorney is granted before the competent Italian Consulate or, alternatively, before a notary in the country of residence with subsequent apostille or legalisation. It remains the client’s choice whether to be physically present at the signing, but it is never a requirement.<\/p>\n<\/div>\n<\/li>\n

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          When does a property purchase become legally binding in Italy?<\/h3>\n
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          It becomes binding much earlier than the final deed. The first moment of real legal commitment is the irrevocable purchase offer which, once accepted by the seller within the irrevocability term, gives rise to a fully effective preliminary contract. From that moment onwards, the party that refuses to proceed is in default and the other party may sue for specific performance under article 2932 of the Italian Civil Code, or for the retention or restitution of the caparra confirmatoria under article 1385 of the Italian Civil Code. This is why the Firm insists that no document be signed and no money be paid before the due diligence is complete.<\/p>\n<\/div>\n<\/li>\n

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          What documents do I need to buy property in Italy as a foreigner?<\/h3>\n
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          The core documents required to buy property in Italy as a foreign national are a valid identity document or passport, an Italian tax code (codice fiscale), evidence of the source of the funds for anti-money-laundering purposes, and the documentation relating to the property itself (title deed, cadastral records, planning compliance certificates, energy performance certificate, condominium minutes where applicable). Where the buyer is acting through a notarial power of attorney, the apostilled or legalised power of attorney must also be prepared in advance. The Firm prepares a personalised documentary checklist at the outset of the engagement, calibrated on the client’s country of residence and on the specific features of the property.<\/p>\n<\/div>\n<\/li>\n

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          What are the taxes on buying property in Italy as a foreigner?<\/h3>\n
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          Buying property in Italy as a foreigner triggers, in broad terms, either registration tax or VAT depending on the nature of the seller, mortgage and cadastral taxes, and notarial fees. Registration tax for a private-to-private sale is ordinarily 9% on the revalued cadastral value, reduced to 2% in first-home cases when the statutory conditions are met, conditions that a non-resident rarely satisfies. When the seller is a construction company and the property is newly built, VAT applies instead. The specific tax picture must always be calibrated on the individual transaction, and in more complex cases the Firm involves a tax adviser working alongside the legal team.<\/p>\n<\/div>\n<\/li>\n

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          What is the biggest mistake foreign buyers make in Italy?<\/h3>\n
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          The most damaging mistake we see is signing a purchase offer or paying a deposit before any legal due diligence has been carried out. By the time the buyer realises that the property carries mortgages, building irregularities or undisclosed encumbrances, the legal commitment has already crystallised, the deposit may be at risk and the room for recovery is narrow. The Italian system binds the buyer earlier than common-law buyers tend to expect: this is why the protective work of an independent buyer agent in Italy is concentrated at the front end of the operation, not at its conclusion.<\/p>\n<\/div>\n<\/li>\n

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          Can I get Italian citizenship by buying property in Italy?<\/h3>\n
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          No. Italy does not have a citizenship-by-investment programme and the mere purchase of a property does not, on its own, lead to Italian citizenship. What buying property in Italy can do, in combination with other elements, is support an immigration and residence pathway: it can be a factor within a broader relocation project, an indicator of stable ties with the country in the context of an application for a residence permit, and a precondition for certain visas where the availability of suitable accommodation in Italy must be evidenced. The Firm, through its IVI Unit, integrates real estate advisory with immigration counsel where the two angles meet.<\/p>\n<\/div>\n<\/li>\n<\/ul>\n


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          Real estate Real estate advisory Buying property in Italy as a foreign buyer is never a purely commercial transaction. It means engaging with a legal system rich in specificities, where mortgage and land registry checks, tax and contractual profiles, and coordination with notaries and technical experts often intertwine with a wider project of relocation, settlement […]<\/p>\n","protected":false},"author":13,"featured_media":0,"parent":5915,"menu_order":0,"comment_status":"closed","ping_status":"closed","template":"","meta":{"_acf_changed":false,"footnotes":""},"class_list":["post-5955","page","type-page","status-publish","hentry"],"acf":[],"_links":{"self":[{"href":"https:\/\/www.italyvisainvestments.com\/en\/wp-json\/wp\/v2\/pages\/5955","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\/13"}],"replies":[{"embeddable":true,"href":"https:\/\/www.italyvisainvestments.com\/en\/wp-json\/wp\/v2\/comments?post=5955"}],"version-history":[{"count":12,"href":"https:\/\/www.italyvisainvestments.com\/en\/wp-json\/wp\/v2\/pages\/5955\/revisions"}],"predecessor-version":[{"id":6090,"href":"https:\/\/www.italyvisainvestments.com\/en\/wp-json\/wp\/v2\/pages\/5955\/revisions\/6090"}],"up":[{"embeddable":true,"href":"https:\/\/www.italyvisainvestments.com\/en\/wp-json\/wp\/v2\/pages\/5915"}],"wp:attachment":[{"href":"https:\/\/www.italyvisainvestments.com\/en\/wp-json\/wp\/v2\/media?parent=5955"}],"curies":[{"name":"wp","href":"https:\/\/api.w.org\/{rel}","templated":true}]}}