Real Estate Services in Italy

Our Real Estate Purchase Assistance Service in Italy

We offer comprehensive support to foreign and Italian clients looking to purchase property in Italy, whether for investment purposes or as a personal residence. Our team of experienced professionals ensures a smooth, secure and transparent buying process, tailored to meet your specific needs and goals.

📌 ISO 9001 Certification: ISY adopts a quality management system compliant with international standards, ensuring professional services that are reliable, transparent and focused on continuous improvement.

Our Services Include:

• Investment and Residential Property Consulting:
  We assist you in selecting the ideal property based on your intended use — whether as a rental investment or a permanent/holiday home.
• Full Due Diligence:
  We perform in-depth legal and technical checks to confirm the property’s ownership, zoning compliance, permits and freedom from liens or encumbrances.
• Profitability Assessment:
  We provide a detailed financial projection of the property's potential rental income and return on investment, based on current market data and trends.
• Tax and Cost Estimation:
  Our experts calculate all taxes, notary fees and other transaction costs involved, giving you a clear and accurate financial overview before proceeding.
• Professional Support:
  You benefit from the guidance of our trusted network of chartered accountants, real estate attorneys and a partnered notary public, ensuring full legal and fiscal compliance from start to finish.

From the initial search to the final signature, we are by your side every step of the way — providing clarity, efficiency and peace of mind throughout your real estate purchase journey in Italy.

Italy’s real estate market is highly accessible to both Italian citizens and foreign investors, offering opportunities in residential, commercial and industrial property sectors. The legal framework ensures clarity, security and transparency throughout the transaction process, with Notaries (Notai) playing a pivotal role in verifying and authenticating property transfers.

Legal Eligibility for Foreign Buyers

Foreign nationals and companies are generally permitted to purchase real estate in Italy, although the conditions depend on their nationality and residency status:

• EU/EEA Citizens and Entities: Individuals and legal entities from EU Member States or the European Economic Area (EEA) enjoy the same rights as Italian nationals, facing no restrictions when purchasing property in Italy.
• Non-EU Citizens: For non-EU buyers, Italian law applies the principle of reciprocity — meaning that Italian citizens must have equivalent rights to purchase property in the foreign buyer’s country. The list of eligible countries is maintained by the Italian Ministry of Foreign Affairs.

Foreign individuals residing legally in Italy under a valid permit — including their immediate family members and stateless persons — are treated like Italian nationals and are not subject to reciprocity limitations.

The Role of the Notary Public

In Italy, all property sales require the intervention of a Notary (Notaio), who is an independent legal professional acting as a public official. The notary is responsible for:

• Verifying ownership and title history to ensure the seller has the legal right to transfer the property.
• Confirming the absence of mortgages, liens or legal encumbrances that could affect the buyer’s ownership rights.
• Checking compliance with building and urban planning regulations to confirm that the property has not been illegally modified or constructed.
• Ensuring payment of taxes and registration duties and recording the transaction with Italy’s public real estate registry (Conservatoria dei Registri Immobiliari).

The notary also ensures that anti-money laundering regulations and tax laws are observed, and is authorised to hold funds in escrow on behalf of the buyer and seller.

Obtaining an Italian Tax Code

Before purchasing real estate, foreign buyers must obtain an Italian Tax Code (Codice Fiscale). This code is necessary for:

• Signing legal documents, including contracts and mortgage deeds.
• Paying taxes and fees related to the property purchase.
• Registering with public offices.

Foreign individuals can apply for a tax code at an Italian Consulate in their country of residence or directly at the Italian Revenue Agency (Agenzia delle Entrate) once in Italy.

The Purchase Process

The property transaction typically follows these phases:

• Preliminary Agreement (Compromesso)
  This is a binding contract between buyer and seller that outlines the terms of the sale, including the price, payment schedule and any conditions precedent. A deposit (usually 10–20% of the purchase price) is paid at this stage.
• Due Diligence
  Before the final contract is signed, the notary conducts extensive due diligence to verify ownership, the existence of building permits, zoning compliance and property boundaries.
• Final Deed of Sale (Rogito Notarile)
  The sale is formalised before the notary, who reads the contract aloud and verifies the identities of both parties. The buyer pays the balance of the purchase price, and the notary registers the deed with the land registry, ensuring legal transfer of ownership.

Financing and Mortgages

Foreign buyers can apply for an Italian mortgage, although loan terms and approval criteria may differ for non-residents. Lenders usually require:

• Proof of income and financial stability.
• A down payment, often between 20% and 40% of the property’s value.
• Insurance coverage for the property.

The mortgage agreement must also be notarised and registered in the property registry.

Taxes and Transaction Costs

Several taxes apply when purchasing real estate in Italy, varying based on the property type and the buyer’s status:

• Registration Tax: For private sales, usually 2% of the cadastral value if the property will serve as the buyer’s primary residence, otherwise 9%.
• VAT (IVA): If purchasing from a developer, VAT applies instead of registration tax, at 4% for primary residences, 10% for standard properties or 22% for luxury homes.
• Cadastral and Mortgage Taxes: Fixed fees are applied in addition to registration tax, typically modest in amount (usually between €50 and €200 per tax).

The notary will collect these taxes at the time of signing and transfer them to the appropriate public agencies.

Ongoing Obligations

After purchasing, property owners must pay:

• IMU (Municipal Property Tax), unless the property is the buyer’s main residence (subject to certain conditions).
• TARI (Waste Collection Tax), payable annually to the local municipality.

Additionally, all owners must ensure that the property complies with Italian safety, energy efficiency and maintenance regulations.