We are a team of experts to help you buy a house in Italy in absolute safety

We can act as your

Buyer's Real estate agent

And help you buy the home of your dreams

Schedule A Free Introductory Meeting Online Via Skype

In the free consultation we will give you information about: The Italian Real Estate market;
 The Land Registry, and the Notarial act; Tax rules when you buy a house; Taxation on income and retirement; Other taxes: Imu and Tari/Tarip; Residency permit and visas; National Health Care; Renovation incentives; And more!


We will help
you find the house that best suits

On this site we will provide you with the main information on the Italian real estate market and house taxation.
After that, if you want to receive more detailed information and proceed with the purchase using our support, you can book an interview on Skype or at our offices. We will help you find the house that best suits your needs and accompany you in a safe purchase. 

Our cost is $ 3,000 See you in Italy

All you need
to realize
your dream:
buy an home
on Italy


Choice of the area

Italy has a great variety of areas, ranging from the mountainous areas of the Alps in the north to the warm seas of the south, passing through the hills of the central area. There are the so-called cities of art and fascinating medieval villages. If you still have no idea where to buy a house in Italy, we can help you choose the region and city that best suits your needs. If you are also interested in moving to Italy and not just buying a second home, there are tax incentives which we will discuss later, in the appropriate section.


Choice of the house

The main internet sites on which houses for sale in Italy can be found are www.casa.it, www.immobiliare.it where you can find proposals from both independent owners and real estate agencies. Since these sites offer real estate agencies paid packages that allow you to present only a certain number of properties, it is not certain that the entire offer is present. To buy a house in Italy it is therefore advisable to contact all the real estate agencies for sellers in the province that interests us. Real estate agencies are registered with the Chamber of Commerce. Other offers can be found in local newspapers.



When you have identified the house you intend to buy, a "Preliminary Agreement" is normally stipulated before proceeding with the purchase contract. The preliminary contract is a particular contract with which the parties, seller and buyer, mutually undertake to enter into a future contract (the definitive contract) in which the essential elements are already defined. Unlike the final contract that will be stipulated by a notary, the preliminary contract is very quick to stipulate, it is usually drawn up by the agency but can also be written by private individuals. An essential feature is that subject A undertakes to purchase the house C from subject B at price D by day E, provided that there are certain conditions in the real estate C, for example that there are all the necessary building permits, that there are no mortgages, that there are no back taxes to pay, all prerequisites that will then be checked while the final contract is being written. If these conditions do not exist, for example the house is burdened by a mortgage, the buyer will not be obliged to make the final purchase. When you sign the preliminary agreement to buy a house in Italy, a check is given as a guarantee of the future purchase, usually this check is kept by the agency. The amount of the check is not regulated, it normally fluctuates between 10 and 20% of the value of the house. This check can have 2 characteristics: either it is a deposit on the price, or it is a confirmation deposit. In this second case, the sum serves to guarantee the fulfilling contractor in the event that the counterparty does not sign the final contract (if it is the buyer, he will lose the deposit; if it is the seller, he will have to return it in double measure) . The preliminary contract is registered at a cost of 200 euros + 16 euros for revenue stamps every 4 pages. Registration serves to give legal value to the contract. Normally, when you buy a house in Italy, this contract is not registered but it is registered only if problems arise. Posthumous registration costs 30% more penalty but restores full legal value to the contract. In the event that the contract has not been registered, it is not mentioned in the notarial deed and the check is returned when the deed is signed.


Deed of purchase

The deed by which a house is bought in Italy is called a notarial deed, that is, a public deed drawn up by a notary. The notary makes legal proof of the facts and legal acts that occurred in his presence. According to art. 51 of Law 89/1913 the notarial deed must bear the heading "ITALIAN REPUBLIC" and contain: • indication in full letters of the year, month, day, municipality and place where it is received; • the name, surname and residence of the notary; • the name, surname, place and date of birth, domicile or residence of the parties; • the declaration of the certainty of the personal identity of the parties; • the indication, at least for the first time, in full letters, of the dates, sums and quantity of the things that are the subject of the deed; • the precise designation of the things that are the subject of the deed; • the mention that the deed was read by the notary to the parties; • the mention that the deed was written by the notary or by a person of his trust, with an indication of the sheets of which it is composed and the pages written; • the signature with the name and surname of the parties, any interpreter and notary; • in deeds consisting of several sheets, the signature in the margin of each sheet (except the one containing the final signatures), even with only the surname, of the parties, any interpreter, witnesses and notary.


Cost of the notarial deed

As we said, to buy a house in Italy, a public deed drawn up by a notary is signed. The notary is a freelancer who exercises the public function, he is the person entrusted with the task of guaranteeing the validity of contracts, giving public faith to the deeds signed in his presence. His fee follows more or less this pattern Cost of buying the house Up to € 100,000, notary public about € 2,000 from 100,000 to 200,000 euros, notary public about 2,500 euros from 200,000 to 300,000 euros, notary public about 2,700 euros These costs are indicative and depend on the professional studio to which it is addressed, it is advisable to get several estimates.


Home purchase tax

Buying a home in Italy is subject to the payment of a tax. This tax varies depending on whether the purchase is intended for a first or second home. The first house is the one that will become the main residence, where the residence will be brought, the second is the house to spend the holidays or used for investment use. Another big variable depends on whether you are buying a new house from a construction company or a house already inhabited. To determine the tax to be paid, the first step is to calculate the cadastral value of the house. In Italy there is the Land Registry Office (which we will discuss later) where there is a list of all the properties in the area. Each property has its own card containing a series of information, including the "Cadastral rent". The number indicated in the cadastral income must be multiplied by 115.5 for the purchase of a first home and 126 for the purchase of a second home.


Payment instruments

Buying a house in Italy is only allowed with payment instruments that allow payment traceability, therefore bank checks, cashier's checks, bank transfers are valid.


How much pay as a percentage for the real estate agency

If the house in Italy that you buy has been put up for sale by a real estate agency and not by a private individual, you pay a percentage to the agency that varies from 1 to 3% depending on the cost. Where the cost is very low, a minimum flat rate is often applied. These are amounts that can be the subject of small negotiations.


How the lend registry office works

The land registry office is the office where documents, maps and deeds relating to all real estate in Italy, houses, land, prestigious properties, castles, offices, shops, warehouses are stored. Uncensored real estate, such as illegal buildings, cannot be sold or purchased.

Cost, taxes
and some examples

and energy


IMU tax

The owner of a house in Italy pays a direct tax called Imu. You pay only on the second house unless the first house belongs to categories A1 stately homes, A8 villas, A9 castles. Cost of first home for categories A1 stately homes, A8 villas, A9 castles Cadastral income (see paragraph "home purchase taxation") x 168 = cadastral value x rate established by the municipality, usually 4 per thousand, then deduction of 200 euros Second house Cadastral income (see paragraph "home purchase taxation") x 168 = cadastral value x rate established by the municipality ranging from 7.6 to 11.4 per thousand. It is usually 10.6


Tax on waste

The house in Italy is subject to a municipal tax on waste. Some municipalities adopt the "Tari", others the "Tarip". The Tari is a fixed waste tax, independent of the waste actually produced. It is usually calculated based on the square meters of the house, the number of inhabitants, whether it is a first or second home and other less important parameters. The Tarip is a tariff that takes into account the actual quantity of waste conferred, often has a very low fixed part and a variable part according to the number of contributions.


Energy rating

When buying a house in Italy, the seller has the duty to indicate the energy certification of the house. It has been a mandatory certification since 2005 which helps to understand the environmental health of the home, how much energy it consumes to be heated or cooled. The classes are A4, A3, A2, A1, B, C, D, E, F, G. Class A4 indicates the most performing houses, the G the least. Many parameters combine to determine the parameter, the most important being the quality of the materials that make up the walls and slabs, the quality of the fixtures and the effectiveness of the heating and cooling systems.


Architectural constraints

The most obvious case is when you buy a castle in Italy, but also a house of particular prestige or inserted in an important context, or even, simply, that has historical characteristics that make it worthy of protection, the property can be protected by architectural constraints. Architectural constraints can be imposed only for external facades or for the entire building, or even for individual elements present in the interior such as a door, a column, a plaque, etc. It is important to know them if you decide to proceed with renovations because, if there are architectural constraints, the renovations must be authorized by the Superintendency of the Ministry of Cultural Heritage and Activities. The description of the type of constraint is found in the constraint decree, it is important to know it because it allows us to understand which type of building intervention can be authorized. To find out if a house has an architectural constraint, the most convenient thing is to ask the Superintendency directly by showing the cadastral survey. There are also internet portals that offer these services, but in our experience we have found that they are not always reliable.


Income taxes, pension taxes

Residents in Italy pay a direct income tax called Irpef, in the following table we have placed the gross income on the left, the percentage of taxes to be paid on the right
> 4,100 0
0 h 15,000 23%
15,000 h 28,000 27%
28,000 h 55,000 38%
55,000 h 75,000 41%
> 75,000 43%
This taxation is defined as progressive rate, a person who has a gross income of 30,000 euros will pay 23% up to 15,000 euros, 27% from 15 to 28 thousand euros, 38% from 28 to 30 thousand euros. Deductions are then applied to the total tax: employee, pensioner, self-employed, family and others. You can ask us for a complete picture in subsequent contacts.


Facilitated taxation of the municipalities of the central south

Buying and moving into a house in southern Italy is very convenient from a tax point of view. To incentivize new residents, a flat-rate personal income tax rate of 7% has been introduced for 5 years. The regions concerned are: Sicily, Sardinia, Calabria, Puglia, Basilicata, Campania, Molise, Abruzzo. To be able to take advantage of this facility, the municipality where the residence is requested must have a population of less than 20,000 inhabitants.



Anyone who buys a house in Italy and pays their income taxes in Italy has the right to deductions in the event of renovations to their home. They are valid only on personal income tax, therefore not on the 7% tax we saw in the paragraph above. Renovations 50% In Italy an attempt is made to encourage the renovation of the building stock rather than creating new homes, which is why building interventions enjoy a 50% deduction divided over the following 10 years. Energy efficiency 65% The interventions on the house aimed at increasing energy efficiency are entitled to a deduction of 65% divided over the following 10 years, solar and photovoltaic systems and new boilers fall into these categories. Facade bonus 90% The renovation of the façade benefits from a 90% deduction in the following 10 years, in addition to renovations for aesthetic reasons, thermal coats to contain the energy dispersion of buildings also fall into this category. Unlike the two deductions illustrated above, only some houses in Italy are entitled to the facade bonus. Most of the properties are entitled to it but it should be checked first with the town planning office of the municipality. Super efficiency 110% You are entitled to this deduction, which is repaid in just 5 years, only the building interventions make the house gain the improvement of 2 energy efficiency classes. There are spending limits of around 60,000 euros per home


Resident permit and Visa

For all those who do not reside in the Schengen area, there are various permits that allow entry into Italy: tourism, study, work, family permit. The tourist permit cannot be longer than 3 months. The permanent permit must be requested at the Questura whose offices will verify that you have enough financial resources to keep yourself in Italy.


National care

TBy registering with the National Health Service, SSN, foreign citizens, both European and nonEuropean, are entitled to all the assistance provided for the same Italian citizens. Foreign citizens holding a residence permit who carry out subordinate or self-employed work together with their family members are obliged to register with the SSN. To register for OSH, you must go to the Local Health Authority of the province in which you reside with a copy of your residence permit and residence certificate. People enrolled in the NHS have the right to access health services at the public health authority of their choice, both Italian and European. Most of the services are obtained upon payment of a small ticket.


How to move your pension in Italy

With the transfer to Italy just apply and the pension is automatically credited to the new current account. When you move your residence to Italy, you have to report your income to the Italian state.


Invest in Italy

If you buy a house in Italy and resell it in the next 5 years, in addition to the purchase tax, you pay a tax of 20% on any capital gains generated. Anyone who buys a house in Italy and leases it either pays a tax directly on their income, or a socalled "dry coupon" equal to 20% of the rent. However, if the house is rented at a very affordable rate for the tenant, and this rate is recognized as convenient by the local associations of tenants and property owners, the tax is lowered to 10% of the rent. To find out what the convenient rate is, just request the regulation filed with the municipality and take a few minutes. The recognition that the rate is affordable is quite simple, it takes about a week and costs around 200.00 euros.

Brief information on Italian taxation and how to apply for residence

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