Authored by the expert who managed and guided the team behind the Italy Property Pack
Everything you need to know before buying real estate is included in our Italy Property Pack
Yes, foreigners can buy property in Italy in 2026, and the country remains one of Europe's most welcoming markets for international buyers.
However, there are specific rules tied to your nationality that you need to understand before signing anything.
We constantly update this blog post to reflect the latest regulations and market conditions.
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 Italy.
Do foreigners have the same rights as locals in Italy right now?
Can foreigners legally buy residential property in Italy in 2026?
As of early 2026, foreigners can legally purchase residential property in Italy, but for many non-EU citizens the transaction depends on whether Italy recognizes a "reciprocity" agreement with your home country.
Foreigners are generally allowed to purchase any type of residential property in Italy, including apartments, villas, townhouses, and rural farmhouses, provided the reciprocity condition is satisfied or does not apply to them.
EU and EEA citizens face no reciprocity restrictions whatsoever and can buy Italian property under the same conditions as Italian nationals.
For non-EU buyers, the notary handling your purchase will verify reciprocity status using the official list maintained by Italy's Ministry of Foreign Affairs, and without this confirmation, the deed cannot be legally registered.
We cover all these things in length in our pack about the property market in Italy.
Do foreigners have the exact same ownership rights as locals in Italy in 2026?
As of early 2026, once a foreigner successfully purchases property in Italy, their ownership rights are broadly equivalent to those of Italian citizens, including the right to sell, rent, mortgage, and inherit the property.
The main difference is not in ownership rights themselves but in the upfront eligibility check: some non-EU buyers must clear the reciprocity hurdle before they can even purchase, while Italians and EU citizens face no such barrier.
Beyond that initial gate, foreigners and Italians share equal rights to register property titles, collect rental income, access the Italian court system for disputes, and transfer ownership to heirs.
Are there any foreigner-only restrictions in Italy in 2026?
As of early 2026, Italy does not impose foreigner-only geographic zones or property-type restrictions for standard residential purchases, but the key constraint remains the reciprocity rule that applies to some non-EU nationalities.
The most impactful restriction foreign buyers encounter is the reciprocity check itself, which can completely block a purchase if your country does not allow Italians to buy property there under similar conditions.
The legal basis for this restriction comes from Article 16 of the Italian Civil Code's preliminary provisions, which ties certain civil rights for foreigners to the principle of reciprocal treatment between nations.
The most common workaround for buyers from non-reciprocity countries is to establish legal residency in Italy first, which removes the reciprocity barrier entirely, or to purchase through a properly structured Italian company if appropriate for their situation.
Can foreigners buy property freely anywhere in Italy, or only specific areas in 2026?
As of early 2026, foreigners who meet eligibility requirements can purchase residential property anywhere in Italy, as the country does not designate special "foreigner zones" or restrict international buyers to specific developments.
The only location-based restrictions that exist apply to everyone equally, such as additional procedures for culturally protected buildings (vincoli) or properties in environmentally sensitive areas, but these are not foreigner-specific rules.
Properties designated as cultural heritage by the Soprintendenza may be subject to state pre-emption rights, meaning the government has a window to match any purchase offer, which can delay transactions for both Italian and foreign buyers.
The most popular areas where foreigners commonly purchase property in Italy include neighborhoods like Trastevere, Prati, and Monti in Rome, Brera and Porta Nuova in Milan, Oltrarno and San Niccolò in Florence, and coastal destinations in Puglia, the Amalfi Coast, and Lake Como.
Can foreigners own property 100% under their own name in Italy in 2026?
As of early 2026, foreigners who are eligible to purchase (including those who pass any reciprocity requirements) can hold 100% ownership of Italian property under their own name without needing a local partner or corporate structure.
This applies to all standard residential property types, including apartments, houses, villas, and farmhouses with attached land, which can all be registered solely in a foreign individual's name.
To register property in your name, you must obtain a Codice Fiscale (Italian tax identification number) from the Agenzia delle Entrate, provide a valid passport, and complete the purchase before a public notary who will record the deed in the Italian land registry.
Is freehold ownership possible for foreigners in Italy right now in 2026?
As of early 2026, freehold ownership (called "piena proprietà" in Italian) is the standard form of property ownership in Italy, and eligible foreigners can acquire full freehold title exactly as Italian citizens do.
The key difference from leasehold systems common in some countries is that Italian freehold gives you permanent, inheritable ownership of both the building and the land it sits on, with no ground rent or lease expiration to worry about.
Unlike countries where foreigners are restricted to leasehold arrangements, Italy does not impose such limitations, so there is no need for alternative structures unless you have specific tax or estate planning reasons.
Can foreigners buy land in Italy in 2026?
As of early 2026, foreigners can purchase land in Italy, but this is precisely where the reciprocity rule becomes especially relevant, and non-EU buyers should verify their eligibility carefully before proceeding.
EU and EEA citizens can buy any type of land freely, including residential plots, agricultural land, and commercial or industrial parcels, while non-EU buyers from reciprocity countries can generally do the same once the notary confirms their eligibility.
When direct land ownership is complicated by reciprocity issues, the most common approach is either to establish Italian residency first (which removes the reciprocity barrier) or to purchase through a properly structured Italian company, though the latter introduces corporate compliance costs and is typically only worthwhile for larger investments.
By the way, we cover everything there is to know about the land buying process in Italy here.
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.
Does my nationality or residency status change anything in Italy?
Does my nationality change what I can buy in Italy right now in 2026?
As of early 2026, your nationality can significantly impact your ability to purchase property in Italy because the reciprocity rule means the notary must verify that Italians can buy property in your country before approving your purchase.
Canadian citizens currently face restrictions because Canada's Prohibition on the Purchase of Residential Property by Non-Canadians Act (enacted in 2023) creates a reciprocity barrier, making it difficult for Canadians to buy Italian property without first obtaining Italian residency.
Citizens of the United States, United Kingdom, and most EU member states benefit from clear reciprocity recognition and can purchase Italian property without nationality-based restrictions.
Do EU/US/UK citizens get easier property access in Italy?
EU citizens have the smoothest path to Italian property ownership because they face no reciprocity checks, no special documentation requirements, and can buy under identical conditions as Italian nationals.
EU citizens specifically benefit from freedom of movement rights, which means they can also establish residency easily, access the lower "prima casa" tax rates if they relocate, and face no administrative barriers that non-EU buyers encounter.
US and UK citizens also have relatively easy access because both countries have clear reciprocity recognition with Italy, though post-Brexit UK nationals must now complete slightly more paperwork than before and cannot claim EU citizen privileges.
If you're American, we have a dedicated blog article about US citizens buying property in Italy.
Can I buy property in Italy without local residency?
Non-residents and tourist-visa holders can legally purchase property in Italy, as there is no requirement to have Italian residency before buying, though you must still pass the reciprocity check if applicable and obtain a Codice Fiscale.
Residents enjoy certain advantages over non-residents, including access to lower purchase taxes (2% registration tax for a primary home versus 9% for non-resident second homes) and more favorable mortgage terms from Italian banks.
As a non-resident buyer, you will need to obtain a Codice Fiscale from the Agenzia delle Entrate or an Italian consulate, provide identity documentation, and may need to appoint a fiscal representative or open an Italian bank account to complete the transaction.
Please note that we give you all the details you need about the different pathways to get residency and citizenship in Italy here.
Buying real estate in Italy 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.
What are the biggest legal grey areas for foreigners in Italy?
What are the biggest legal grey zones for foreigners in Italy in 2026?
As of early 2026, there are at least four major legal grey zones that frequently catch foreign buyers off guard in Italy: reciprocity interpretation ambiguity, urban planning conformity issues, cultural heritage constraints, and condominium liability surprises.
The single most risky grey zone is "conformità urbanistica" (urban planning compliance), where a property can appear perfectly legal but have unauthorized modifications like enclosed balconies or unpermitted bathrooms that create serious problems for financing, insurance, and resale.
The best precaution is to hire an independent technical surveyor (geometra or architetto) to verify both cadastral conformity and urban planning compliance before signing the preliminary contract, as the notary only checks ownership title and not the physical legality of the building.
We have built our property pack about Italy with the intention to clarify all these things.
Can foreigners safely buy property using a local nominee in Italy?
Using a local nominee to hold Italian property on your behalf is legally risky and generally not recommended because it creates a mismatch between the legal owner and the beneficial owner, which can lead to disputes, tax complications, and potential fraud exposure.
The main risk of using a non-spouse nominee is that you have no direct legal recourse if the nominee decides to sell the property, mortgage it, or simply refuse to transfer it back to you, since Italian land registry records will show them as the rightful owner.
Buying through a local spouse provides more protection under Italian marital property law (comunione dei beni), but it also creates potential complications in divorce scenarios and does not necessarily solve the underlying eligibility issue if that is your reason for considering a nominee.
Purchasing through a properly structured Italian company (SRL) is a legitimate alternative that provides clear legal ownership, but it introduces annual accounting costs of around 2,000 to 5,000 euros, corporate tax obligations, and is typically only cost-effective for properties above 500,000 euros or for portfolio investments.
What happens if a foreigner dies owning property in Italy?
When a foreigner dies owning property in Italy, the inheritance process is governed primarily by the EU Succession Regulation (650/2012), which standardizes which country's law applies and how cross-border estates are handled across participating EU member states including Italy.
Foreign heirs must typically obtain a certificate of succession (or equivalent documentation from the deceased's home country), have it apostilled and translated, and then work with an Italian notary to register their inheritance and pay any applicable succession taxes.
Foreign heirs face no specific restrictions on reselling inherited Italian property, though they must complete the inheritance registration process and settle any outstanding property taxes before a sale can proceed.
The most common inheritance complication is when the deceased's home country has very different forced heirship rules than Italy, potentially leading to conflicting claims, so the best prevention is to make a valid will that explicitly designates which country's succession law should apply to your Italian assets.
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.
Can foreigners realistically get a mortgage in Italy in 2026?
Do banks give mortgages to foreigners in Italy in 2026?
As of early 2026, Italian banks do offer mortgages to foreigners, but approval is more selective for non-residents, with typical loan amounts ranging from 100,000 to 400,000 euros (roughly 105,000 to 420,000 USD) depending on the property value and your financial profile.
The main eligibility requirements Italian banks impose on foreign mortgage applicants include proof of stable income (preferably in euros or a major currency), a minimum down payment of 40 to 50% for non-residents, clean credit history documentation from your home country, and the ability to provide translated and apostilled financial documents.
You can also read our latest update about mortgage and interest rates in Italy.
Are mortgage approvals harder for non-residents in Italy in 2026?
As of early 2026, non-residents face meaningfully harder mortgage approval conditions than Italian residents, with banks typically requiring larger down payments and offering shorter loan terms due to the increased documentation and enforcement complexity.
The typical loan-to-value ratio for non-residents is 50 to 60% (meaning a down payment of 40 to 50%), compared to up to 80% LTV for residents, so a 300,000 euro property (around 315,000 USD) might require a 120,000 to 150,000 euro down payment for a non-resident buyer.
Non-residents must provide additional documentation including apostilled income verification, translated bank statements covering 6 to 12 months, proof of stable employment or business income, and sometimes a reference from their home country bank, while residents can often rely on Italian tax returns and local banking history.
We have a whole document dedicated to mortgages for foreigners in our Italy real estate pack.
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Are foreigners protected by the law in Italy during disputes?
Are foreigners legally protected like locals in Italy right now?
Foreigners receive the same legal protections as Italian citizens in property matters, with full access to Italian courts, contract enforcement mechanisms, and property rights guarantees under Italian and EU law.
Foreigners and locals share equal rights to file lawsuits, register property claims with the land registry, seek injunctive relief, and enforce contracts through the Italian court system without any nationality-based discrimination.
The main protection gap is not legal but practical: court proceedings in Italy can take 3 to 8 years on average for civil cases, which means a foreigner living abroad may face higher costs and logistical challenges in pursuing or defending a case compared to a local party.
The most important legal safeguard a foreigner should put in place before buying is to ensure the preliminary contract (compromesso) is transcribed at the land registry through a notary, which protects against the seller creating new encumbrances or selling to someone else during the period before final closing.
Do courts treat foreigners fairly in property disputes in Italy right now?
Italian courts are bound by constitutional principles of equal treatment and EU non-discrimination rules, and independent assessments from the World Justice Project and EU Justice Scoreboard suggest foreigners can expect procedurally fair treatment in property disputes.
The typical duration for a foreigner to resolve a property dispute through Italian courts is 3 to 7 years for a full civil proceeding through all appeal levels, with legal costs ranging from 10,000 to 50,000 euros depending on complexity and property value.
The most common type of property dispute foreigners bring to Italian courts involves contractual disagreements with sellers or developers over property defects, non-delivery, or misrepresentation of the property's legal status.
Alternative dispute resolution options include mandatory mediation (required before court for real estate disputes under Italian law), private arbitration, and negotiated settlements, all of which can resolve conflicts in 1 to 12 months at 50 to 70% lower cost than litigation.
We cover all these things in our list of risks and pitfalls people face when buying property in Italy.
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 do foreigners say after buying in Italy in 2026?
Do foreigners feel treated differently during buying in Italy right now?
Based on expat surveys and industry feedback, roughly 40 to 50% of foreign buyers report feeling treated somewhat differently during the Italian property buying process, primarily due to language barriers and unfamiliarity with local procedures rather than intentional discrimination.
The most commonly reported way foreigners feel treated differently is through information asymmetry, where sellers, agents, or even notaries may not fully explain all aspects of the transaction, leaving foreign buyers feeling uncertain about what they are signing or agreeing to.
The most commonly reported positive experience is the warm personal reception from Italian sellers and the professional thoroughness of the notarial system, which many foreign buyers appreciate as a layer of protection they would not receive in their home countries.
Find more real-life feedbacks in our our pack covering the property buying process in Italy.
Do foreigners overpay compared to locals in Italy in 2026?
As of early 2026, our analysis suggests that foreigners without strong local support typically pay about 3 to 7% more than well-advised local buyers for comparable properties, which on a 300,000 euro purchase (around 315,000 USD) translates to roughly 9,000 to 21,000 euros of overpayment.
The main reason foreigners overpay in Italy is not higher asking prices but weaker negotiating position: Italy's residential market involves significant price dispersion and bargaining, and foreign buyers often accept earlier offers, skip the technical due diligence that reveals negotiating leverage, and lack access to informal market knowledge about what similar properties actually sold for recently.
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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 Italy, 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 |
|---|---|---|
| Italian Ministry of Foreign Affairs (MAECI) | Official government body explaining reciprocity rules for foreigners. | We used it to ground the key legal principle affecting whether non-EU foreigners can buy property in Italy. We also referenced its country-by-country reciprocity list for nationality-specific guidance. |
| Agenzia delle Entrate (Italian Revenue Agency) | Official tax authority for property taxes, Codice Fiscale, and market data. | We used it to explain purchase taxes, the Codice Fiscale requirement, and official property valuations through the OMI observatory. We relied on their consumer guides for practical procedural details. |
| Normattiva | Italy's official consolidated legislation portal. | We used it to cross-check legal frameworks including the Immigration Consolidated Act and Civil Code provisions. We referenced it as the source of truth for statutory language. |
| Bank of Italy | Central bank publishing authoritative housing and lending data. | We used their housing market surveys and interest rate statistics to inform mortgage availability estimates. We triangulated their data with ECB surveys for lending conditions. |
| European Central Bank (ECB) | Euro-area central bank with lending standards surveys. | We used the Bank Lending Survey to explain why mortgage approvals tighten or loosen for non-residents. We referenced ECB rate decisions to contextualize Italian mortgage pricing. |
| EUR-Lex (EU Succession Regulation) | Official EU law text governing cross-border inheritance. | We used it to explain what happens when a foreign owner dies with Italian property. We anchored inheritance guidance in the actual legal instrument rather than secondary summaries. |
| World Justice Project | Independent international rule-of-law dataset. | We used it to provide a neutral perspective on civil justice and fair treatment perceptions in Italy. We triangulated it with EU Justice Scoreboard data for dispute resolution assessment. |
| EU Justice Scoreboard | EU's comparative dataset on court efficiency and quality. | We used it to assess realistic timelines for property disputes in Italian courts. We referenced it to explain why procedural delays affect foreigners' practical leverage. |
| ISTAT (Italian National Statistics Institute) | Italy's gold standard for official housing and economic data. | We used their House Price Index for market trend context. We referenced their transaction volume data to understand market activity levels. |
| InterNations Expat Insider | Structured international survey of expat experiences. | We used it to inform the "how foreigners feel" section with survey-based sentiment data. We cross-referenced with our own client feedback for Italy-specific insights. |
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.
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