Buying in Italy

What actually happens, and when

Buying in Italy is not difficult — it is simply unfamiliar, and the binding moment comes earlier than in most of Northern Europe. Here is the whole sequence, with the costs to put in your budget before you start looking.
  1. 01

    Codice fiscale & bank

    Week 0

    An Italian tax code is free and required for everything from a deed to a utility contract. We obtain it for you at the Agenzia delle Entrate; a local bank account is optional but makes bills and the deposit far simpler.

  2. 02

    Search & viewings

    Weeks 1–8

    We shortlist against your brief, arrange a viewing route over one or two days, and flag anything structural, cadastral or legal we already know about each house.

  3. 03

    Technical due diligence

    Before any offer

    A geometra checks that what is built matches what is registered, that the extension has a permit, that the boundaries and access rights are real, and that there are no outstanding condominium debts.

  4. 04

    Proposta d'acquisto

    Day 1 of the deal

    A written offer with a small deposit, usually valid 7–15 days. Once accepted it is binding, so we make it conditional on survey, mortgage and clean title.

  5. 05

    Compromesso

    3–6 weeks later

    The preliminary contract. You typically pay 10–20% as a caparra confirmatoria. If the seller withdraws they owe double; if you withdraw you lose it — which is why the due diligence comes first.

  6. 06

    Rogito (notary deed)

    6–12 weeks later

    Signed before an Italian notary, who verifies title and registers the transfer. We attend with a sworn interpreter, and you can also sign by power of attorney if you can't travel.

  7. 07

    Handover & registration

    Same week

    Keys, meters, utilities transferred into your name, waste tax registered at the comune, and — if you want it — the house handed straight into our aftercare.

Costs to expect

As a rule of thumb, budget 10–12% of the purchase price on top for a second home. The exact figure depends on the cadastral value, which we can calculate before you offer.

Purchase tax (imposta di registro)
2% or 9%
On the cadastral value, not the price. 2% if you make it your residence within 18 months, 9% for a second home. Minimum €1,000.
Notary fee
€2,500–5,000
Scales with the value of the deed; includes registration.
Agency fee
3% + VAT
Payable at the deed, standard across the Versilia market.
Technical survey
€800–2,000
Geometra or architect, depending on the size of the house.
Annual running costs
€3,000–12,000
IMU second-home tax, waste tax, condominium or garden, insurance and utilities.

Indicative figures for guidance only, current for 2026 and not tax advice. We introduce you to an independent Italian accountant before you commit.

Language & local tips

You do not need fluent Italian to buy a home, but a few habits make the process smoother and the years after more enjoyable.

Learn the courtesy phrases

Buongiorno, permesso and grazie open doors. English is spoken in agencies and hotels, but the comune, utility companies and tradespeople often prefer Italian.

Get a codice fiscale early

This tax code is your key to every contract in Italy. We obtain it for you, but having it on hand speeds up opening accounts and registering utilities.

Think in cash, not credit

Italian sellers expect a deposit and the balance via bank transfer. Mortgages for non-residents exist but are slower and require more documentation.

Respect the lunch pause

Shops, offices and even some notaries close from roughly 12:30 to 15:30. We schedule viewings and meetings around it so nothing drags.

Ask about condominio rules

Apartments and many villas belong to a condominium with shared costs and rules on pools, gardens and rentals. We review these before you offer.

Local services you will need

A home purchase in Italy involves several professionals. We coordinate them, but it helps to know who does what.

Notaio (notary)

A public officer who checks title, drafts the deed and registers the sale. The buyer normally chooses and pays.

Geometra or architect

Surveys planning permission, boundaries, structural condition and whether the built square metres match the land registry.

Commercialista (accountant)

Advises on purchase tax, residency implications, IMU second-home tax, rental income and annual filings.

Avvocato (lawyer)

Optional but useful for complex titles, inheritance issues or off-plan purchases. We can introduce independent English-speaking lawyers.

Bank & currency broker

A euro account simplifies deposits and bills. A currency broker can lock in exchange rates for the purchase funds.

Have the process explained on a call

Thirty minutes, no obligation, in English, Italian, Norwegian or Swedish — we'll walk through your timeline and what it will cost.

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