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
Florence is one of Europe's most sought-after property markets, and for good reason: Renaissance charm, world-class culture, and a lifestyle that attracts buyers from every corner of the globe.
But buying property in Florence as a foreigner comes with real risks that many people only discover after they have signed (and paid).
We constantly update this blog post to give you the freshest, most practical guidance on scams, pitfalls, and insider knowledge specific to Florence in 2026.
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.
How risky is buying property in Florence as a foreigner in 2026?
Can foreigners legally own properties in Florence in 2026?
As of early 2026, foreigners can legally buy and fully own residential property in Florence, including apartments, villas, and townhouses, with no restriction on the type of property they can purchase.
The main condition that applies is called "reciprocity": if you are from outside the EU, Italy checks whether Italians can also buy property in your home country, and if so, you can proceed without issues (Americans, Canadians, Australians, and most other nationalities pass this test).
If your country does not have a reciprocity agreement with Italy, the workaround is to obtain an Italian residence permit first, which removes the nationality barrier entirely and lets you buy property like any Italian citizen.
[VARIABLE FOREIGNER-RIGHTS]What buyer rights do foreigners actually have in Florence in 2026?
As of early 2026, foreign buyers in Florence have the same core ownership and contractual rights as Italian citizens, meaning your property purchase is protected by the same notarial and registry system that has secured Italian real estate for generations.
If a seller breaches your contract in Florence, you can enforce specific performance (forcing the sale to complete) or claim double your deposit back, provided you used a properly structured preliminary contract with your notary.
The most common mistake foreigners make is assuming the notary will verify everything for them, when in reality the notary's job is limited to the legal transfer of title, and you need separate professionals to check building compliance, permits, and planning issues.
How strong is contract enforcement in Florence right now?
Contract enforcement in Florence is reliable in the sense that Italy is a rule-of-law country with a robust notarial system, but civil court proceedings can be slow compared to countries like Germany, the UK, or the Netherlands, which matters if you end up in a dispute over undisclosed defects or deposit issues.
The main weakness foreigners should know is the timeline: resolving a property dispute through Italian civil courts can take several years, so your best protection is prevention through proper due diligence and a well-structured preliminary contract rather than relying on litigation.
By the way, we detail all the documents you need and what they mean in our property pack covering Florence.
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.
Which scams target foreign buyers in Florence right now?
Are scams against foreigners common in Florence right now?
Florence is not a lawless city, but it is a high-demand international market, which means opportunistic scams do occur, particularly targeting foreign buyers who are unfamiliar with Italian transaction procedures and cannot easily verify local documents.
The transactions most frequently targeted by scammers in Florence are rental deposits and "reservation fees" for properties that either do not exist or are not actually available, since these allow scammers to collect money and disappear before any notary gets involved.
The profile of foreign buyer most commonly targeted is someone buying remotely or under time pressure, often looking at properties online from abroad and willing to wire money without visiting in person or involving a notary.
The single biggest warning sign that a deal may be a scam in Florence is pressure to pay a deposit before you have verified ownership through official registries and before a notary has reviewed any documentation.
What are the top three scams foreigners face in Florence right now?
The top three scams targeting foreign property buyers in Florence in 2026 are: (1) fake deposit schemes where you pay to "reserve" a property that does not exist or is not actually for sale, (2) identity fraud where someone poses as the real owner using forged documents or fake powers of attorney, and (3) properties sold as "regular" when they actually have serious planning or permit irregularities that block future resale or renovation.
The most common scam unfolds like this: you find an attractive listing online (often priced slightly below market), communicate with someone claiming to be the owner or agent who is "abroad," you are pressured to wire a deposit to secure the deal, and then the contact disappears or keeps stalling until you realize the property was never theirs to sell.
The single most effective protection against each scam is to refuse to send any money before (1) a notary has verified ownership through an official registry check (ispezione ipotecaria), (2) you or your representative have viewed the property in person, and (3) a technical professional has confirmed the property's planning and permit status with the Comune di Firenze.
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.
How do I verify the seller and ownership in Florence without getting fooled?
How do I confirm the seller is the real owner in Florence?
The standard verification process in Florence is to request an "ispezione ipotecaria" (mortgage/title inspection) from the Agenzia delle Entrate's property publicity system, which shows who legally owns the property and any recorded acts affecting it.
The official document foreigners should check is the visura ipotecaria, which you can obtain online or through your notary, and it will show the registered owner's name along with any mortgages, liens, or seizures on the property.
The most common trick fake sellers use in Florence is presenting convincing-looking scans or photos of ownership documents while the actual registry records show someone else's name, and this happens more often than you might expect with remote buyers who do not insist on official registry verification.
Where do I check liens or mortgages on a property in Florence?
The official registry where you check liens and mortgages on a Florence property is the Conservatoria dei Registri Immobiliari, accessed through an ispezione ipotecaria request at the Agenzia delle Entrate, either online or through a professional.
When checking for liens in Florence, you should specifically request information on ipoteche (mortgages), pignoramenti (seizures), and any other gravami (encumbrances) registered against the property, making sure the search covers the full chain of ownership.
The type of encumbrance most commonly missed by foreign buyers in Florence is condominium debt (spese condominiali arretrate), because it does not appear in the standard registry search and instead requires checking directly with the building administrator.
It's one of the aspects we cover in our our pack about the real estate market in Florence.
How do I spot forged documents in Florence right now?
The most common type of forged document used in Florence property scams is the fake ownership certificate or atto di provenienza, and while outright forgery is relatively rare compared to other risks, it does occur, particularly in deals conducted entirely remotely without notary involvement.
Red flags that indicate a document may be forged include inconsistent formatting, missing official stamps or protocol numbers, dates that do not align with registry records, and any reluctance by the seller to let you verify documents through official channels.
The official verification method in Florence is to request fresh extracts directly from the Agenzia delle Entrate (for registry/mortgage records) and the Catasto (for cadastral data), rather than trusting copies provided by the seller or agent.
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 "grey-area" practices should I watch for in Florence?
What hidden costs surprise foreigners when buying a property in Florence?
The three most common hidden costs that surprise foreign buyers in Florence are: (1) condominium arrears and upcoming extraordinary works (often 5,000 to 30,000 euros or more for roof, facade, or elevator repairs), (2) the true cost of bringing an older property into planning compliance (which can run 10,000 to 50,000 euros in the Centro Storico), and (3) the agent commission which in Florence typically runs 3% to 4% plus 22% VAT on top of the purchase price.
The hidden cost most often deliberately concealed by sellers or agents in Florence is upcoming condominium extraordinary works that have already been voted on but not yet invoiced, and this happens commonly enough that you should always request recent condominium meeting minutes before signing anything.
If you want to go into more details, we also have a blog article detailing all the property taxes and fees in Florence.
Are "cash under the table" requests common in Florence right now?
Cash under the table requests are less common in Florence than they were a decade ago, thanks to stricter anti-money laundering rules and mandatory bank traceability for property transactions, but they still occur occasionally, particularly with informal intermediaries or in off-market deals.
The typical reason sellers give for requesting undeclared cash in Florence is to reduce their capital gains tax exposure or to keep some funds outside the official transaction, often framed as "this is how things are done here."
The legal risks for foreigners who agree to undeclared cash payments in Florence include tax fraud liability, loss of legal protections if the deal goes wrong (since the undeclared portion cannot be proven in court), and potential issues with money laundering regulations in both Italy and your home country.
Are side agreements used to bypass rules in Florence right now?
Side agreements do occur in Florence property transactions, sometimes to address things that cannot easily be included in the formal deed, and while not always illegal, they create real risk for foreign buyers who may not understand what is enforceable.
The most common type of side agreement in Florence involves promises about unpermitted internal works ("we will sort the permits later"), intended rental use in areas with restrictions, or informal arrangements about shared spaces like cellars, attics, or terraces that are not clearly assigned in the official records.
If a side agreement is discovered by Italian authorities, the legal consequences can include voiding of permits, fines for building violations, and in serious cases, orders to restore the property to its original state, and the foreign buyer has no recourse because the side agreement was never legally enforceable in the first place.
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.
Can I trust real estate agents in Florence in 2026?
Are real estate agents regulated in Florence in 2026?
As of early 2026, real estate agents in Florence are regulated by Italian law, which requires them to pass an examination and register with their local Chamber of Commerce before they can legally operate and claim commissions.
A legitimate real estate agent in Florence should hold a "patentino di agente di affari in mediazione" (mediation agent license) and be registered with the Florence Chamber of Commerce, which you can verify by asking to see their credentials or checking the Chamber's public records.
Foreigners can verify whether an agent is properly licensed by requesting the agent's REA number (registration number) and checking it against the Chamber of Commerce registry, or by simply asking the agent to show their official license badge.
Please note that we have a list of contacts for you in our property pack about Florence.
What agent fee percentage is normal in Florence in 2026?
As of early 2026, the normal real estate agent commission in Florence is around 3% to 4% of the purchase price plus 22% VAT, paid by the buyer, with the seller also paying a similar commission on their side.
The typical range that covers most Florence transactions is 2% to 5% plus VAT, with higher-end properties and international-focused agencies often charging toward the upper end of that range.
In Italy, both the buyer and the seller pay the agent commission separately, which surprises many foreigners who are used to systems where only one party pays, so budget accordingly when calculating your total purchase costs in Florence.
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 due diligence actually prevents disasters in Florence?
What structural inspection is standard in Florence right now?
There is no single "standard" structural inspection in Florence like there is in some other countries, so buyers typically commission a technical due diligence from a geometra, architect, or engineer who examines both the physical condition and the legal compliance of the property.
A qualified inspector in Florence should check the structural integrity of walls, floors, and roof (especially in older masonry buildings), moisture and damp issues (very common in ground-floor apartments), the condition of electrical and plumbing systems, and whether the current layout matches what is authorized in official permits.
The professionals qualified to perform these inspections in Florence are geometri (surveyors), architetti (architects), and ingegneri (engineers), all of whom are licensed professionals registered with their respective professional orders.
The most common structural issues that inspections reveal in Florence properties are damp and humidity problems (especially in ground floors and buildings near the Arno), unauthorized internal modifications that were never permitted, and aging roof structures or facades that will require expensive condominium-wide repairs.
How do I confirm exact boundaries in Florence?
The standard process for confirming property boundaries in Florence involves two steps: first checking the Catasto (cadastral records) for the property's official plan and measurements, and then cross-referencing with the property registry (ispezione ipotecaria) to confirm what rights are actually registered.
The official document showing legal boundaries in Florence is the visura catastale and the attached planimetria catastale (cadastral floor plan), which you can obtain from the Agenzia delle Entrate, though it is important to understand that cadastral records show what is declared, not necessarily what is legally authorized.
The most common boundary dispute affecting foreign buyers in Florence involves shared spaces in condominium buildings, like cellars, storage rooms, terraces, or parking spots that appear to belong to the apartment but are actually common areas or belong to another unit.
If you need physical boundary verification on the ground, the professional to hire in Florence is a geometra (surveyor), who can compare the actual property against cadastral records and identify any discrepancies.
What defects are commonly hidden in Florence right now?
The top three defects that sellers frequently conceal from buyers in Florence are: (1) damp, humidity, and hidden water ingress (common in ground floors and near the Arno), (2) unauthorized internal modifications that were never permitted by the Comune, and (3) upcoming or recently approved condominium extraordinary works that will result in large bills, and these issues are common enough that you should actively look for them in any Florence property.
The inspection techniques that help uncover hidden defects in Florence include thermal imaging cameras (for detecting moisture behind walls), careful review of the property's permit history at the Comune, and requesting the last two years of condominium meeting minutes to see what repairs have been discussed or voted on.
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.
What insider lessons do foreigners share after buying in Florence?
What do foreigners say they did wrong in Florence right now?
The most common mistake foreigners say they made when buying property in Florence is trusting the agent's or seller's word about the property's condition and legal status instead of insisting on independent verification through official registries and a technical professional.
The top three regrets foreigners most frequently mention after buying in Florence are: (1) not getting a proper technical inspection that checked permit compliance (not just physical condition), (2) underestimating how "micro" Florence pricing is and overpaying because they thought all Centro Storico was the same, and (3) not budgeting enough for the renovation and compliance costs that historic properties in Florence almost always require.
The single piece of advice experienced foreign buyers most often give to newcomers in Florence is: let your notary and technical professionals control the timeline, not the agent or seller, because rushing to close is how most disasters happen.
The mistake foreigners say cost them the most money or caused the most stress in Florence is buying a property with undisclosed planning violations, because fixing them after the fact can cost tens of thousands of euros and years of bureaucratic back-and-forth with the Comune.
What do locals do differently when buying in Florence right now?
The key difference in how locals approach buying property in Florence compared to foreigners is that locals instinctively check the condominium situation first: they ask about recent and upcoming extraordinary works, review meeting minutes, and talk to the building administrator before getting emotionally attached to a property.
The verification step locals routinely take that foreigners often skip in Florence is checking the property's full permit history at the Comune, including whether any previous renovations received proper authorization, because locals know that even "finished" apartments can have hidden compliance problems that affect resale.
The local knowledge advantage that helps Florentines get better deals is their understanding of Florence's extreme micro-market pricing: they know that prices can vary by 30% or more between adjacent streets, and they use the Agenzia delle Entrate's OMI zone data to negotiate rather than accepting "Centro Storico premium" pricing at face value.
Don't buy the wrong property, in the wrong area of Florence
Buying real estate is a significant investment. Don't rely solely on your intuition. Gather the right information to make the best decision.
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 OMI | Italy's official property market observatory run by the national tax authority. | We used it to ground-check Florence property prices by official OMI zones. We also used it as a sanity-check against agent claims. |
| Bank of Italy Housing Survey | Italy's central bank runs one of the most-cited recurring housing market surveys. | We used it to describe market conditions and sentiment in early 2026. We used it to avoid relying solely on agent anecdotes. |
| Italian Ministry of Foreign Affairs | Official government page explaining reciprocity conditions for foreign buyers. | We used it to explain when non-EU buyers face restrictions. We used it to shape the foreign buyer rights section accurately. |
| Consiglio Nazionale del Notariato | Italy's national notary council publishes authoritative buyer guidance. | We used it to show why notary-handled preliminary contracts protect buyers. We used it to explain transaction safeguards. |
| Agenzia delle Entrate Ispezione Ipotecaria | Official explanation of Italy's property publicity and mortgage registry system. | We used it to explain how to verify ownership and check for liens. We used it to build the ownership verification checklist. |
| Italian Ministry of Justice Statistics | The justice ministry's own performance metrics for civil proceedings. | We used it to discuss contract enforcement speed with official data. We used it to avoid vague statements about Italian courts. |
| Comune di Firenze Planning Office | Florence's official urban planning and building constraints reference. | We used it to highlight Florence-specific planning constraints. We used it to explain renovation risks in historic areas. |
| Arno Basin Authority (PAI) | Official framework for hydrogeological risk planning in the Arno basin. | We used it to flag flood-risk considerations for Arno-adjacent properties. We used it to explain ground-floor risks. |
| Polizia di Stato Anti-Fraud Guide | Official police publication on common fraud patterns and prevention. | We used it to structure scam-warning behaviors. We used it to keep advice aligned with law enforcement messaging. |
| World Justice Project Rule of Law Index | Widely cited international index with transparent methodology. | We used it to triangulate institutional strength beyond single datasets. We used it as a risk-context layer. |
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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