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Everything you need to know before buying real estate is included in our Italy Property Pack
Buying land in Italy as a foreigner is entirely possible with the right preparation and knowledge. Understanding the legal requirements, regional differences, and process steps can save you significant time and money while avoiding costly mistakes.
The Italian property market has shown robust growth in 2025, with new home prices rising over 9% in late 2024, making it an attractive destination for international investors. However, foreign buyers must navigate specific legal frameworks, documentation requirements, and regional variations that differ significantly from other European markets.
If you want to go deeper, you can check our pack of documents related to the real estate market in Italy, based on reliable facts and data, not opinions or rumors.
Foreign buyers can legally purchase land in Italy if they're EU citizens or from countries with reciprocity agreements, with the entire process taking 3-6 months and requiring a 7-10% budget for closing costs beyond the purchase price.
Non-EU buyers must obtain an Italian tax code and bank account, while agricultural land purchases may involve pre-emption rights for local farmers, and mortgage financing is available with stricter terms for non-residents.
| Aspect | EU Citizens | Non-EU Citizens |
|---|---|---|
| Legal Requirements | No restrictions | Reciprocity agreement required |
| Mortgage LTV | 70-80% | 50-60% |
| Down Payment | 20-30% | 40-50% |
| Interest Rates (2025) | 3.0-4.0% | 3.5-4.5% |
| Closing Costs | 7-10% of price | 7-10% of price |
| Process Duration | 3-6 months | 3-6 months |
| Remote Purchase | Yes (with POA) | Yes (with POA) |
Can foreigners legally buy land in Italy, and are there any nationalities restricted from doing so?
Foreigners can legally buy land and property in Italy, but the specific rules depend entirely on your nationality and residency status.
EU and EEA citizens face no restrictions whatsoever when purchasing Italian land. They enjoy the same property rights as Italian citizens and can buy any type of land or property without additional requirements or limitations.
Non-EU citizens can purchase land only if their home country maintains a reciprocity agreement with Italy. This means Italians must be able to buy property in that country under similar conditions. The Italian Ministry of Foreign Affairs maintains the official list of countries with such agreements, which includes major nations like the United States, United Kingdom, Canada, and Australia.
Citizens from countries without reciprocity agreements cannot buy property unless they obtain Italian residency first. Additionally, stateless persons or refugees must have resided in Italy for at least three years before they can purchase property.
It's something we develop in our Italy property pack.
What types of land can a foreigner buy in Italy—residential, agricultural, commercial—and are there limitations?
Foreigners can purchase virtually all types of land in Italy, including residential land and homes, commercial property, agricultural land, and rural or farm properties.
However, several important limitations apply depending on the land type. Agricultural land purchases often involve pre-emption rights, meaning local farmers or neighbors have the right of first refusal to buy the land before it can be sold to outsiders. This can complicate or delay transactions for foreign buyers.
Building on agricultural land comes with strict zoning regulations. Most regions require a minimum land size of 10,000 square meters and only allow specific structures like farm annexes or agricultural buildings. Converting agricultural land for residential use requires complex permit processes that can take years.
Protected or historic properties may have public pre-emption rights or face restrictions due to cultural or architectural significance. Local authorities can claim first purchase rights on properties deemed culturally important.
Always verify zoning and land use regulations with local authorities before making any purchase, especially for rural or agricultural land where building restrictions can be particularly complex.
Which regions in Italy are most popular or accessible for foreigners looking to buy land, and why?
Tuscany remains the most popular region for foreign land buyers, offering iconic countryside, established vineyards, and a strong rental market that appeals to international investors seeking both lifestyle and investment returns.
Lombardy attracts buyers due to its economic strength, including access to Milan's business opportunities and the prestigious Lake Como area. Liguria draws foreign investors with its coastal towns, including the famous Cinque Terre, and robust tourism infrastructure.
Veneto has seen rising interest, particularly due to the upcoming Winter Olympics, with foreign buyers targeting areas around Venice, Verona, and the Dolomites. Piedmont appeals to wine enthusiasts and those seeking emerging market opportunities with its renowned wine country and lake regions.
Southern regions like Puglia offer significantly more affordable entry points while delivering authentic Italian experiences and growing rental yields. Umbria provides a quieter alternative to Tuscany with notably lower purchase prices.
| Region | Appeal Factors | Price Level |
|---|---|---|
| Tuscany | Iconic countryside, strong rental market | High |
| Lombardy | Economic hub, Lake Como prestige | Very High |
| Liguria | Coastal towns, Cinque Terre tourism | High |
| Veneto | Winter Olympics, Venice proximity | Medium-High |
| Piedmont | Wine country, emerging market | Medium |
| Puglia | Authentic culture, growing yields | Low-Medium |
| Sicily/Sardinia | Unique culture, rental potential | Low |
What is the typical process step-by-step for a foreigner buying land in Italy, from search to ownership?
The land purchase process in Italy follows a structured 11-step sequence that typically takes 3-6 months to complete.
Begin by confirming your eligibility, particularly if you're a non-EU citizen who must verify your country's reciprocity status with Italy. Next, obtain an Italian tax code (Codice Fiscale) from the Italian Revenue Agency or an Italian consulate, as this is mandatory for all property transactions.
Open an Italian bank account, which you'll need for payments, taxes, and ongoing utilities. Then search for suitable property or land using agents, online portals, or local contacts, arranging either physical visits or virtual tours.
Engage essential professionals including a real estate agent, a notary (mandatory in Italy), and ideally an independent lawyer for thorough due diligence. Submit a written offer (Proposta d'Acquisto), often accompanied by a small deposit to demonstrate serious intent.
Conduct comprehensive due diligence, checking title clarity, outstanding debts, zoning regulations, planning permissions, and exact property boundaries. Sign the preliminary contract (Compromesso or Atto Preliminare) and pay a deposit typically ranging from 10-30% of the purchase price—this contract becomes legally binding.
If using mortgage financing, finalize your approval and provide all required documentation during this period. Sign the final deed (Rogito) at the notary's office, paying the remaining balance, taxes, and fees while officially transferring ownership to your name. Finally, the notary registers the ownership transfer with the land registry, completing the legal process.
Can the entire purchase process be done remotely, or is it necessary to be physically present in Italy?
You can complete the entire land purchase process remotely by granting power of attorney to a trusted representative in Italy, typically your lawyer or real estate agent.
The power of attorney document must be properly notarized and apostilled in your home country before being sent to Italy. This legal authorization allows your representative to act on your behalf throughout the entire transaction process.
With a valid power of attorney in place, you don't need to be physically present for any stage of the purchase, including the final deed signing at the notary's office. Your representative can sign all documents, make payments, and complete the ownership registration process.
This remote purchase option provides significant convenience for international buyers who cannot travel to Italy multiple times during the 3-6 month purchase process.
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What documents and identification are mandatory for a foreigner to legally buy land in Italy?
Foreign buyers must provide a specific set of mandatory documents to complete a legal land purchase in Italy.
A valid passport serves as your primary identification document throughout the process. You must obtain an Italian tax code (Codice Fiscale), which acts as your unique identifier for all financial and legal transactions in Italy.
Proof of address from your home country and detailed proof of funds are required for anti-money laundering checks and mortgage applications if you're seeking financing. If you're married, you'll need a marital status certificate to declare your property ownership regime under Italian law.
Italian bank account details are essential since all property payments above €5,000 must be made through traceable banking methods. Additional documents may be required depending on your specific situation, such as residency permits or business registration if you're purchasing through a company.
Ensure all foreign documents are properly translated into Italian by certified translators and apostilled according to international conventions for legal recognition in Italy.
Are there extra costs, taxes, legal or notarial fees, and agent commissions that foreigners should expect when buying land?
Foreigners should budget for total closing costs ranging from 7-10% of the purchase price beyond the land cost itself.
Notary fees typically range from 1-2.5% of the purchase price plus 22% VAT, making this one of the largest closing cost components. Legal fees, while optional but highly recommended, usually cost 1-2% of the purchase price for independent legal representation.
Real estate agent commissions range from 2-5% of the purchase price plus VAT, depending on the region and property type. Registration tax varies significantly: 2% for primary residences and 9% for second homes or investment land.
For new construction projects, VAT applies instead of registration tax, ranging from 4-22% depending on the specific property type and intended use. Additional costs include land registry and cadastral fees (€100-€200), translator or interpreter services (from €250 if needed), and optional but recommended surveys or inspections (€300-€1,500).
If purchasing remotely, factor in power of attorney costs (€350-€450) and purchase proposal registration fees (€750-€1,500).
Can foreigners pay in cash for land purchases in Italy, and are there any restrictions or declarations required?
Cash payments for real estate transactions are effectively prohibited under Italian anti-money laundering laws.
Italian law requires all property transactions above €5,000 to be completed through traceable payment methods such as bank transfers or cashier's checks. Cash payments exceeding €5,000 are illegal and subject to heavy fines for both buyers and sellers.
Most buyers use cashier's checks or direct bank transfers at the notary's office during the final deed signing. These payment methods provide the required transaction traceability that Italian authorities mandate for large financial transactions.
This restriction applies equally to all buyers regardless of nationality, ensuring compliance with European Union anti-money laundering directives and Italian financial regulations.
Is mortgage financing available to foreigners buying land in Italy, and if so, what are the typical rates, conditions, and tips for approval?
Mortgage financing is available to foreign buyers, though with stricter terms compared to Italian residents.
Non-resident foreigners typically qualify for loan-to-value ratios of 50-60%, while residents may obtain 70-80% financing. This means non-residents must provide down payments of 40-50% of the purchase price, significantly higher than local buyer requirements.
As of mid-2025, interest rates for foreign buyers range from 3.5-4.5%, often higher than rates offered to local buyers. Most Italian banks set minimum loan amounts between €150,000-€250,000 for foreign applicants.
Required documentation includes proof of income (preferably in euros or strong currencies), Italian tax code, Italian bank account details, and complete property documentation. Banks also require comprehensive financial statements and employment verification.
For approval success, use specialist mortgage brokers experienced with foreign buyers, ensure all financial documentation is thoroughly prepared, and expect longer approval processes compared to domestic applications. Strong financial profiles and existing relationships with Italian banks significantly improve approval chances.
We did some research and made this infographic to help you quickly compare rental yields of the major cities in Italy versus those in neighboring countries. It provides a clear view of how this country positions itself as a real estate investment destination, which might interest you if you're planning to invest there.
Are there paths to residency or citizenship tied to land ownership in Italy for non-EU buyers?
Land ownership does not automatically grant residency or citizenship rights in Italy for non-EU buyers.
While property ownership cannot directly provide residency, it can support certain visa applications such as the Elective Residency Visa for retirees or financially self-sufficient individuals. However, other substantial requirements including minimum income levels and comprehensive health insurance must still be met.
Italian citizenship becomes possible only after maintaining long-term legal residency, typically requiring 10 years of continuous residence for non-EU citizens. Property ownership may demonstrate stability and commitment during citizenship applications but doesn't reduce the residency time requirements.
Italy does offer a Golden Visa program for large investments, but this isn't directly tied to real estate purchases. Investment minimums start at €250,000 for startups, €500,000 for established companies, or €2 million in government bonds.
Consider property ownership as one supporting factor for residency applications rather than a primary pathway to legal status in Italy.
What are the most common pitfalls, legal issues, or mistakes foreigners make when buying land in Italy?
The most costly mistake foreign buyers make is failing to verify clear title and outstanding debts on the property.
Unpaid taxes, existing mortgages, or legal liens can transfer to new owners, creating unexpected financial obligations. Always conduct thorough due diligence through qualified legal professionals before signing any contracts.
Ignoring zoning and building restrictions, particularly on agricultural or historic land, leads to significant problems. Many buyers discover they cannot build or use land as intended due to strict Italian planning laws that vary dramatically by region.
Pre-emption rights frequently surprise foreign buyers when neighbors or existing tenants exercise their legal right to purchase before external buyers. Property boundary disputes arise when buyers don't confirm exact land limits through professional surveys.
Hidden renovation issues, particularly unauthorized previous construction work, can result in substantial fines or demolition orders from local authorities. Language barriers compound these problems when buyers don't fully understand contract terms or legal obligations.
It's something we develop in our Italy property pack.
What's the long-term market outlook for land values in Italy, and how do average prices vary by region and land type?
Italy's property market demonstrates stable to rising trends, with new home prices increasing over 9% in late 2024, indicating strong momentum continuing into 2025.
Demand remains particularly robust in established regions like Tuscany, Lombardy, and Liguria, while emerging areas including Veneto, Trentino, and Puglia show accelerating interest from both domestic and international buyers.
Regional price variations are substantial, with Northern Italy commanding the highest prices, particularly around Milan, Lake Como, and Venice. Central Italy, including Tuscany and Umbria, maintains premium pricing due to international appeal, though Umbria offers more accessible entry points.
Southern Italy and the islands present the most affordable opportunities, with regions like Molise averaging €1,005 per square meter and Calabria at €935 per square meter, compared to significantly higher prices in Tuscany and Lombardy.
Land type significantly impacts pricing, with agricultural land generally offering lower purchase prices but carrying more usage restrictions. Buildable land or parcels with development rights command substantial premiums due to their flexibility and future potential.
As of mid-2025, the market outlook suggests continued appreciation in prime regions, driven by international buyer interest, limited supply in desirable areas, and Italy's ongoing appeal as both a lifestyle and investment destination.
It's something we develop in our Italy property pack.
Conclusion
This article is for informational purposes only and should not be considered financial advice. Readers are advised to consult with a qualified professional before making any investment decisions. We do not assume any liability for actions taken based on the information provided.
Buying land in Italy as a foreigner requires careful navigation of legal requirements, regional variations, and market conditions, but offers excellent opportunities for both lifestyle and investment purposes.
Success depends on thorough preparation, professional guidance, and understanding the specific requirements that apply to your nationality and intended land use.
Sources
- GetGoldenVisa - Buying Property in Italy
- InvestRopa - Italy Real Estate for Foreigners
- Giambrone Law - Who Can Buy Italian Real Estate
- Global Citizen Solutions - Buying Property in Italy
- Properstar - Italy Real Estate Guide
- Italian Real Estate Company - Rural Properties
- James Edition - Best Places to Buy in Italy
- Kredium - Mortgages for Foreigners in Italy
- Wise - Getting a Mortgage in Italy
- Your Overseas Home - Costs of Buying in Italy