Authored by the expert who managed and guided the team behind the Italy Property Pack
Yes, the analysis of Florence's property market is included in our pack
Buying property in Florence as a foreigner comes with specific legal requirements, tax obligations, and local rules that can catch even experienced buyers off guard.
This guide covers everything from ownership rights and visa requirements to mortgages, closing costs, and annual taxes you should budget for in Florence in 2026.
We constantly update this blog post to reflect the latest regulations and market conditions in Florence's real estate market.
And if you're planning to buy a property in this place, you may want to download our pack covering the real estate market in Florence.
Insights
- Non-EU foreigners buying property in Florence must verify "reciprocity" status with Italy before purchasing, and this check is often overlooked until late in the process when it can derail a deal.
- Florence's short-term rental regulations now require municipal authorization, minimum dwelling sizes, and time-limited permits that do not automatically transfer when the property is sold.
- The notary in Florence is not your advocate but a neutral public official required by law to formalize the deed, which is why many foreign buyers also hire an independent lawyer.
- Foreign non-residents typically receive mortgage offers at 50% to 60% loan-to-value in Florence, compared to 80% or more for Italian residents with local income.
- Closing costs in Florence for resale properties commonly run 10% to 15% of the purchase price, with the 9% registry tax being the largest single component.
- Florence's IMU property tax for second homes uses cadastral values rather than market prices, so the effective annual tax is often much lower than the official 1.06% rate suggests.
- Buying property in Florence does not grant residency or citizenship, despite a common misconception among foreign buyers who assume ownership provides immigration benefits.
- The preliminary contract (compromesso) in Florence must be registered with the tax authorities and triggers specific taxes, making it a legally significant step before the final deed.
- Fixed-rate mortgages for foreigners in Florence in 2026 typically range from 3.0% to 3.8%, while variable rates run higher at 3.4% to 4.6%.
- Registry searches (ispezione ipotecaria) in Florence reveal mortgages, liens, and seizures on a property, and your notary should always run these checks before you sign anything binding.
What can I legally buy and truly own as a foreigner in Florence?
What property types can foreigners legally buy in Florence right now?
Foreigners can generally buy the same residential property types that Italians buy in Florence, including apartments, townhouses, villas, and countryside homes, as long as the buyer meets the legal eligibility conditions.
The main limitation is not about property type but about your status as a foreign buyer, and for non-EU nationals, Italy applies a "reciprocity" rule that checks whether your home country allows Italians to buy property there.
If you are from an EU or EEA country, you can buy freely without any reciprocity check, but if you are from outside the EU, you should verify your eligibility early through the Italian Ministry of Foreign Affairs before making offers.
Once your eligibility is confirmed, the purchase process works the same way regardless of whether you are buying an apartment in the Centro Storico or a farmhouse in the hills outside Florence.
Finally, please note that our pack about the property market in Florence is specifically tailored to foreigners.
Can I own land in my own name in Florence right now?
Yes, foreigners who are eligible to buy can own land and buildings in their own name in Florence, because Italy's default ownership structure is full ownership (piena proprietà) unless you specifically purchase a limited form like bare ownership or usufruct.
This applies whether you are buying an apartment where you co-own common areas through the condominium structure, a detached villa with a garden, or a rural property with agricultural land in the hills surrounding Florence.
The key factor is not about land versus buildings but about your nationality and residency status, so non-EU buyers should confirm reciprocity with the Ministry of Foreign Affairs before assuming they can own anything in their name.
As of 2026, what other key foreign-ownership rules or limits should I know in Florence?
As of early 2026, the most significant rule that affects foreign buyers in Florence beyond reciprocity is the city's strict regulation of short-term tourist rentals, which can limit what you can actually do with your property after purchase.
There is no foreign-ownership quota for apartments or condos in Florence, so you will not encounter rules limiting how many units foreigners can own in a building like you might see in some Asian markets.
However, Florence does require registration of property purchases through the standard notarial system, and your notary handles the registration with the land registry and tax authorities as part of the closing process.
The notable recent regulatory change is Florence's municipal regulation on tourist rentals, which created a register, imposed authorization requirements, set minimum dwelling sizes, and made permits time-limited and non-transferable in some cases.
What's the biggest ownership mistake foreigners make in Florence right now?
The biggest mistake foreigners make in Florence in January 2026 is buying with a short-term rental plan in mind without verifying whether the specific address and zone qualifies for the required municipal authorization under Florence's strict tourist rental regulations.
If you make this mistake, you may find yourself owning a property you cannot legally rent on Airbnb or similar platforms, which can significantly affect your expected returns and leave you with carrying costs you did not anticipate.
Other common pitfalls specific to Florence include not checking reciprocity status early enough for non-EU buyers, underestimating the heritage constraints that apply to properties in historic areas like Oltrarno or near the Duomo, and assuming that property ownership provides any immigration benefits.
We have made this infographic to give you a quick and clear snapshot of the property market in Italy. It highlights key facts like rental prices, yields, and property costs both in city centers and outside, so you can easily compare opportunities. We’ve done some research and also included useful insights about the country’s economy, like GDP, population, and interest rates, to help you understand the bigger picture.
Which visa or residency status changes what I can do in Florence?
Do I need a specific visa to buy property in Florence right now?
You do not need a special property buyer visa to purchase real estate in Florence, and many foreigners complete their purchases while visiting on a tourist stay, though owning property does not give you the right to live in Italy long-term.
The single administrative requirement that often catches foreign buyers without local residency is the Italian tax code (codice fiscale), which you will need for the deed, taxes, bank accounts, and utilities.
You should obtain your codice fiscale early in the process, either through an Italian consulate in your home country or through the Agenzia delle Entrate in Italy, so it does not delay your signing.
A typical document set for foreign buyers includes your passport, codice fiscale, proof of funds or mortgage approval, and for non-EU nationals, evidence of reciprocity eligibility from the Ministry of Foreign Affairs.
Does buying property help me get residency and citizenship in Florence in 2026?
As of early 2026, buying residential property in Florence does not automatically give you residency or citizenship, which is a common misconception among foreign buyers who assume ownership provides immigration benefits.
Italy does have an Investor Visa program, but it requires qualifying investments through a formal application process and is not triggered simply by purchasing a home of any value.
Property ownership can help strengthen your case for certain residence paths, such as elective residence, by demonstrating you have housing available in Italy, but you still need to meet income requirements and go through the proper visa application process.
We give you all the details you need about the different pathways to get residency and citizenship in Florence here.
Can I legally rent out property on my visa in Florence right now?
Your visa status does not directly prevent you from renting out property in Florence, because rental income is a property-level tax matter rather than an immigration matter, though you must comply with both national tax rules and Florence's local authorization requirements.
You do not need to live in Italy to rent out your Florence property, and many foreign owners manage their rentals through local property managers or agencies while residing abroad.
The most important details for foreign landlords are that rental income is taxable in Italy, with long-term rentals often eligible for a 21% flat tax (cedolare secca), and that Florence specifically requires authorization for short-term tourist rentals with rules that vary by zone and property type.
We cover everything there is to know about buying and renting out in Florence here.
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How does the buying process actually work step-by-step in Florence?
What are the exact steps to buy property in Florence right now?
The standard sequence to buy property in Florence is: make an offer (proposta d'acquisto), conduct due diligence on title and building compliance, sign the preliminary contract (compromesso), arrange your mortgage if needed, and then complete the final deed (rogito) before a notary who registers the transfer.
You do not need to be physically present at every step because many foreign buyers use a power of attorney (procura) that allows the notary to complete the signing on their behalf, though this must be set up correctly with notarial guidance in advance.
The step that typically makes the deal legally binding is the preliminary contract (compromesso), which sets the price, timeline, and conditions, and which must be registered with the tax authorities within a specific deadline.
The typical end-to-end timeline from accepted offer to final deed and registration in Florence is roughly 2 to 4 months, though this can extend if there are mortgage approvals, complex title issues, or heritage-related building permits involved.
We have a document entirely dedicated to the whole buying process our pack about properties in Florence.
Is it mandatory to get a lawyer or a notary to buy a property in Florence right now?
A notary is effectively mandatory for a standard property purchase in Florence because the final deed must be a notarized public act, and the notary handles critical legality checks and registration with the land registry.
The key difference is that the notary is a neutral public official required by the state to ensure the transaction is legally valid, while a lawyer would be your personal advocate who reviews contracts, negotiates terms, and protects your specific interests.
One important item to include in your lawyer's scope if you hire one is a full review of the preliminary contract before you sign it, since this document becomes legally binding and sets the terms that carry through to the final deed.
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.
What checks should I run so I don't buy a problem property in Florence?
How do I verify title and ownership history in Florence right now?
The official registry you should use to verify title and ownership history in Florence is the Servizi di pubblicità immobiliare managed by the Agenzia delle Entrate, which maintains records of who owns what and what has been recorded against each property over time.
The key document to request is a visura ipotecaria, which shows the chain of ownership, any registered rights like usufruct, and whether you are buying full ownership (piena proprietà) or a more limited interest.
A realistic look-back period for ownership history checks in Florence is typically 20 years, which allows you to see whether the property has changed hands cleanly and whether any old encumbrances might still apply.
A clear red-flag finding that should stop or pause your purchase is any gap or irregularity in the ownership chain, ongoing litigation involving the property, or unresolved inheritance claims that could mean you are not buying from someone who has clear authority to sell.
You will find here the list of classic mistakes people make when buying a property in Florence.
How do I confirm there are no liens in Florence right now?
The standard way to confirm there are no liens or encumbrances on a property in Florence is through an ispezione ipotecaria, which is a registry search that reveals mortgages, judicial seizures, and other claims recorded against the property.
One common type of lien to specifically ask about in Florence is a condominium lien for unpaid common charges, because these can transfer to the new owner if not cleared before closing.
The best written proof of lien status is a certificato ipotecario or a formal visura ipotecaria printout from the Conservatoria dei Registri Immobiliari, which your notary should obtain as part of standard due diligence.
How do I check zoning and permitted use in Florence right now?
The authority to check zoning and permitted use for a property in Florence is the Comune di Firenze (Florence municipality), specifically the urban planning and building departments that maintain records of what each property is authorized for.
The document that confirms zoning classification is the certificato di destinazione urbanistica (CDU) for land, and for buildings, the relevant permits and conformity certificates that show the property matches its approved use.
A common zoning pitfall that foreign buyers miss in Florence is assuming they can convert a residential property to short-term tourist rental use without checking Florence's specific authorization requirements and zone restrictions, which have become much stricter in recent years.
Buying real estate in Florence can be risky
An increasing number of foreign investors are showing interest. However, 90% of them will make mistakes. Avoid the pitfalls with our comprehensive guide.
Can I get a mortgage as a foreigner in Florence, and on what terms?
Do banks lend to foreigners for homes in Florence in 2026?
As of early 2026, Italian banks do lend to foreigners for home purchases in Florence, though the terms are typically tighter for non-residents than for Italian borrowers with local income and residency.
The realistic loan-to-value range that foreign non-residents commonly see in Florence is 50% to 60%, compared to 80% or more that residents with Italian employment might qualify for.
The single most common eligibility factor that determines whether a foreigner qualifies is demonstrable income and documentation quality, with banks preferring borrowers who have euro-denominated income, strong credit histories, and documents that can be easily verified or apostilled.
You can also read our latest update about mortgage and interest rates in Italy.
Which banks are most foreigner-friendly in Florence in 2026?
As of early 2026, the banks most commonly used by foreigners for mortgages in Florence include Intesa Sanpaolo, UniCredit, and BNL BNP Paribas, all of which are large national groups with established mortgage infrastructure and experience handling non-standard documentation.
The feature that makes these banks more foreigner-friendly is their international client desks and ability to process translated documents, foreign income verification, and apostilled paperwork without the delays you might face at smaller regional banks.
These banks can lend to non-residents, though approval depends on your specific income profile, documentation quality, and the credit committee's assessment of enforcement risk for borrowers who live outside Italy.
We actually have a specific document about how to get a mortgage as a foreigner in our pack covering real estate in Florence.
What mortgage rates are foreigners offered in Florence in 2026?
As of early 2026, typical mortgage interest rates for foreigners in Florence range from about 3.0% to 3.8% for fixed-rate loans and 3.4% to 4.6% for variable-rate loans, with non-residents usually landing toward the higher end of these ranges due to perceived risk.
Fixed-rate mortgages currently start slightly lower than variable rates in Italy, which is somewhat unusual, and foreign buyers often prefer fixed rates for the payment certainty they provide even if the initial rate is similar.
We made this infographic to show you how property prices in Italy compare to other big cities across the region. It breaks down the average price per square meter in city centers, so you can see how cities stack up. It’s an easy way to spot where you might get the best value for your money. We hope you like it.
What will taxes, fees, and ongoing costs look like in Florence?
What are the total closing costs as a percent in Florence in 2026?
The typical total closing costs for buying property in Florence in 2026 run between 10% and 15% of the purchase price when buying from a private seller, which is the most common scenario for resale apartments and houses.
The realistic range can vary from about 7% on the low end for new builds from developers (where VAT applies differently) up to 15% or more when agency fees, legal costs, and all taxes are included.
The specific fee categories that make up closing costs in Florence include registry tax (or VAT for new builds), notary fees, real estate agency commission, cadastral and mortgage registration taxes, and optional lawyer or translator fees.
The single biggest contributor is usually the registry tax, which is 9% of the cadastral value for most resale purchases, unless you qualify for the reduced "prima casa" (primary residence) rate of 2%.
If you want to go into more details, we also have a blog article detailing all the property taxes and fees in Florence.
What annual property tax should I budget in Florence in 2026?
As of early 2026, the annual property tax budget for a typical Florence apartment valued between 450,000 and 650,000 euros is roughly 1,200 to 2,800 euros per year for IMU (about 1,100 to 2,500 USD or 1,000 to 2,400 EUR), with additional waste tax (TARI) of around 250 to 500 euros depending on property size and household.
IMU in Florence is assessed based on cadastral values rather than market prices, with the official rate for second homes at 1.06%, but because cadastral values are typically much lower than purchase prices, the effective tax as a percentage of what you paid is considerably lower.
How is rental income taxed for foreigners in Florence in 2026?
As of early 2026, the typical effective tax rate on rental income for foreigners in Florence is 21% if you opt for the cedolare secca flat tax on long-term rentals, or 10% for certain agreed-rent contracts in high-demand areas, though short-term rentals may face higher rates under current national rules.
The basic filing requirement is that you must declare your Italian rental income to the Agenzia delle Entrate, and if you elect cedolare secca, you pay the flat rate without additional social contributions, making it a popular choice for foreign landlords who are not running a professional rental business.
What insurance is common and how much in Florence in 2026?
As of early 2026, typical annual insurance premiums for a standard home policy in Florence range from about 150 to 400 euros per year (roughly 160 to 430 USD or 150 to 400 EUR), with higher premiums for villas or properties with broader coverage including earthquake riders.
The most common type of property insurance coverage in Florence is a multi-risk home policy that covers fire, theft, water damage, and civil liability, and for apartments in condominiums, part of the building coverage is often included in your condominium fees through a collective policy.
The biggest factor that makes insurance premiums higher or lower in Florence is the insured value and scope of coverage you choose, with optional add-ons for earthquake, flood, or high-value contents significantly increasing the annual cost.
Get the full checklist for your due diligence in Florence
Don't repeat the same mistakes others have made before you. Make sure everything is in order before signing your sales contract.
What sources have we used to write this blog article?
Whether it's in our blog articles or the market analyses included in our property pack about Florence, we always rely on the strongest methodology we can ... and we don't throw out numbers at random.
We also aim to be fully transparent, so below we've listed the authoritative sources we used, and explained how we used them and the methods behind our estimates.
| Source | Why it's authoritative | How we used it |
|---|---|---|
| Agenzia delle Entrate (purchase taxes) | This is the Italian government's official guidance on property purchase taxes. | We used it to state official tax rates like the 9% registry tax and VAT cases. We built our closing cost estimates to match Italy's actual tax mechanics. |
| Consiglio Nazionale del Notariato | Notaries are the public officials who must formalize property transfers in Italy. | We used it to explain why the notary is central and what they do for buyer protection. We built the buying process section around their official guidance. |
| Ministry of Foreign Affairs (MAECI) | This is Italy's official reference for the reciprocity rule affecting foreign buyers. | We used it to explain when non-EU foreigners can buy and why nationality matters. We framed the practical "check reciprocity early" advice around it. |
| City of Florence (rental regulation) | This is the city's official announcement of binding local rules for tourist rentals. | We used it to highlight Florence-specific risks like authorization requirements and size limits. We explained why rental plans can vary by neighborhood. |
| Agenzia delle Entrate (ispezione ipotecaria) | This is the official authority that maintains Italy's property registries. | We used it to explain how to check for mortgages, liens, and seizures. We built the due diligence checklist around these registry searches. |
| ECB Data Portal (Italy mortgage rates) | The ECB is the primary source for harmonized banking interest rate statistics in the eurozone. | We used it to anchor mortgage rate discussions in official, comparable data. We built confident 2026 rate estimates without relying on bank advertisements. |
| Bank of Italy (interest rate statistics) | This is Italy's national central bank with official statistics for Italian lending. | We used it to triangulate mortgage rate levels with ECB data and avoid single-source bias. We justified ranges rather than cherry-picking one bank's offer. |
| City of Florence (IMU rates PDF) | This is an official City of Florence document with specific local property tax rates. | We used it to anchor the order of magnitude for IMU in Florence. We referenced it as the closest official source for current Florence rate levels. |
| Agenzia delle Entrate (cedolare secca) | This is the official source for the substitute tax regime on residential rentals. | We used it to state the 21% rate and 10% rate for agreed-rent contracts. We framed rental income tax in a simple way for non-professional landlords. |
| Ministry of the Interior | This is Italy's official source for immigration, visa, and residence permit rules. | We used it to ground the visa versus residence permit distinction. We clarified that property ownership does not grant immigration status. |
| Investor Visa Portal | This is the official portal for Italy's investor visa program with qualifying criteria. | We used it to separate real investment visa programs from myths. We explained that buying any home does not automatically qualify. |
| Agenzia delle Entrate (OMI database) | OMI is the government's reference for area-based market price ranges in Italy. | We used it to sanity-check Florence neighborhood pricing logic. We kept examples grounded in how Italy segments property markets. |
We created this infographic to give you a simple idea of how much it costs to buy property in different parts of Italy. As you can see, it breaks down price ranges and property types for popular cities in the country. We hope this makes it easier to explore your options and understand the market.
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