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
Buying property in Italy as a foreigner can feel overwhelming, especially when you hear stories about scams, hidden costs, and slow legal processes.
This guide covers everything you need to know about the risks, the grey areas, and the insider knowledge that helps you avoid the traps other foreigners have fallen into.
We constantly update this blog post to reflect the latest market conditions and regulations in Italy.
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.
How risky is buying property in Italy as a foreigner in 2026?
Can foreigners legally own properties in Italy in 2026?
As of early 2026, foreigners can legally buy and own residential property in Italy, though the exact rules depend on whether you are an EU citizen or come from a non-EU country with a reciprocity agreement.
For non-EU buyers, Italy applies a "reciprocity" principle, which means you can only buy property if Italian citizens can also buy property in your home country, so it is essential to verify your eligibility before making any commitments.
If direct ownership is restricted or complicated, some foreigners choose to set up an Italian company (such as an SRL) to hold the property, though this adds costs and complexity that most residential buyers do not need.
The safest approach is to ask your notary to confirm your eligibility in writing before you sign anything or pay any deposit, because agents and blogs are not reliable sources for legal status.
What buyer rights do foreigners actually have in Italy in 2026?
As of early 2026, foreigners buying property in Italy have the same legal buyer protections as Italian citizens, including the right to a notary-supervised closing and access to official land registries.
If a seller breaches a contract in Italy, you can legally enforce your rights through the courts, though the process is slow and prevention through proper checks is far more effective than relying on litigation.
The most common mistake foreigners make is assuming that registering a preliminary contract (contratto preliminare) fully protects them, when in reality registration alone does not shield you from all risks the way proper transcription and notary verification do.
How strong is contract enforcement in Italy right now?
Contract enforcement for real estate transactions in Italy is real but notably slower than in countries like Germany, France, or the UK, with first-instance civil cases taking an estimated 410 days on average according to EU Justice Scoreboard data.
The main weakness foreigners should know about is that if something goes wrong with your property purchase in Italy, resolving it through the courts can take many months or even years, which makes prevention far more important than counting on legal remedies.
By the way, we detail all the documents you need and what they mean in our property pack covering Italy.
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.
Which scams target foreign buyers in Italy right now?
Are scams against foreigners common in Italy right now?
Real estate scams targeting foreigners in Italy are not the norm if you follow the proper notary-led process, but they become a real risk when buyers shop online, buy remotely, or pay deposits before verifying ownership.
The type of property transaction most frequently targeted by scammers in Italy is the rental or purchase initiated entirely online, where the buyer has never visited the property or met anyone in person.
The profile of foreign buyer most commonly targeted in Italy is someone who is eager, buying from abroad, unfamiliar with Italian procedures, and willing to send money quickly to "secure" a deal.
The single biggest warning sign that a deal may be a scam in Italy is pressure to pay a deposit before you have verified ownership through official registries and before a notary is involved.
What are the top three scams foreigners face in Italy right now?
The top three scams foreigners face when buying property in Italy are the "deposit to hold it" fake listing scam (case fantasma), identity and representation fraud where someone pretends to be the owner, and paperwork traps where the property exists but has hidden legal problems like unregistered liens or planning violations.
The most common scam in Italy unfolds when a scammer posts an attractive listing with beautiful photos, creates urgency by claiming other buyers are interested, asks you to send a deposit through a non-reversible payment method, and then disappears or reveals they have no right to sell the property.
The most effective way to protect yourself from these three scams in Italy is to never pay any money before your notary has verified ownership through official registries, to insist on video calls and in-person meetings, and to always have a professional check that the physical property matches its legal documentation.
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 Italy without getting fooled?
How do I confirm the seller is the real owner in Italy?
The standard verification process to confirm the seller is the real owner in Italy involves pulling a cadastral extract (visura catastale) and a mortgage/land registry inspection (ispezione ipotecaria), then having your notary reconcile all documents before you sign the final deed.
The official registry foreigners should check to verify ownership in Italy is the land registry (pubblicità immobiliare) through the Agenzia delle Entrate, because the cadastral database alone only shows the "tax identity" of the property and is not proof of legal ownership.
The most common trick fake sellers use to appear legitimate in Italy is presenting convincing-looking documents, forged IDs, or fake powers of attorney, which is why you should never trust paperwork alone and always verify through official registries and your notary.
Where do I check liens or mortgages on a property in Italy?
The official registry where you check liens or mortgages on a property in Italy is the land registry (pubblicità immobiliare), accessed through the Agenzia delle Entrate's ispezione ipotecaria service.
When checking for liens in Italy, you should specifically request the full list of iscrizioni (registered mortgages), trascrizioni (recorded transfers and acts), and annotamenti (updates and notes) to understand everything that affects the property.
The type of lien most commonly missed by foreign buyers in Italy is condominium-related charges, including arrears and extraordinary works already voted by the building assembly, because these are not always visible in the standard registry inspection.
It's one of the aspects we cover in our our pack about the real estate market in Italy.
How do I spot forged documents in Italy right now?
The most common type of forged document used in property scams in Italy is fake identity documents or powers of attorney, which sometimes happens especially in remote transactions where the buyer never meets the seller in person.
Specific red flags that indicate a document may be forged in Italy include inconsistent names, addresses, or cadastral details across different papers, reluctance to allow direct contact with a notary, and pressure to complete the transaction quickly without proper verification.
The official verification method you should use to authenticate documents in Italy is to have your notary directly check identities and ownership through the Agenzia delle Entrate registries and to never rely solely on PDFs or translated documents provided by the other party.
Get the full checklist for your due diligence in Italy
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 Italy?
What hidden costs surprise foreigners when buying a property in Italy?
The three most common hidden costs foreigners overlook when buying property in Italy are technical conformity checks by a geometra or engineer (around 1,000 to 3,000 euros), condominium charges including extraordinary works already voted (variable but sometimes thousands of euros), and the cost of regularizing planning or cadastral mismatches before closing.
The hidden cost most often deliberately concealed by sellers or agents in Italy is outstanding condominium arrears or already-voted extraordinary maintenance works, which sometimes happens because sellers hope buyers will not ask or check with the building administrator.
If you want to go into more details, we also have a blog article detailing all the property taxes and fees in Italy.
Are "cash under the table" requests common in Italy right now?
Requests for undeclared cash payments in Italian property transactions are less common at the notary deed stage but still occur, particularly in renovation work or when sellers try to reduce the declared sale price to lower taxes.
The typical reason sellers give for requesting undeclared cash payments in Italy is to reduce their capital gains tax liability by recording a lower official sale price in the deed.
If you agree to an undeclared cash payment in Italy, you face serious legal risks including tax evasion charges, a weakened legal position if there is a dispute, and potential difficulties if you later try to resell the property or need to prove your investment.
Are side agreements used to bypass rules in Italy right now?
Side agreements to bypass official rules in Italian property transactions are not rare, particularly around furniture, renovation timelines, occupancy dates, or penalty clauses that are not clearly reflected in the main contract.
The most common type of side agreement used to circumvent regulations in Italy is a separate document promising certain conditions (like included furniture or renovation work) that is not registered or mentioned in the official deed, leaving the buyer without legal recourse if the seller does not deliver.
If a side agreement is discovered by Italian authorities, you face legal consequences including potential tax penalties, invalidation of certain contract terms, and a weakened position in any dispute because unregistered agreements have limited enforceability.
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 Italy in 2026?
Are real estate agents regulated in Italy in 2026?
As of early 2026, real estate agents in Italy are regulated under Law 39/1989, which requires anyone acting as a property mediator to be properly registered with the Chamber of Commerce (Camera di Commercio).
A legitimate real estate agent in Italy should have an official registration in the REA (Repertorio Economico Amministrativo) at their local Chamber of Commerce, which you can ask them to provide.
Foreigners can verify whether an agent is properly licensed in Italy by asking for the agent's registration details and checking directly with the relevant Chamber of Commerce, or simply refusing to work with anyone who cannot provide proof of registration.
Please note that we have a list of contacts for you in our property pack about Italy.
What agent fee percentage is normal in Italy in 2026?
As of early 2026, the normal agent fee for residential property purchases in Italy typically falls between 2% and 4% of the sale price plus VAT, though there is no legally fixed percentage.
The typical range of agent fee percentages that covers most residential transactions in Italy is 2% to 4% plus VAT (22%), with variations depending on the city, property value, and level of service provided.
In Italy, it is common for both the buyer and the seller to pay the agent a commission, often with each side paying a similar percentage, though the exact split can be negotiated.
Get the full checklist for your due diligence in Italy
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 Italy?
What structural inspection is standard in Italy right now?
The standard structural inspection process for property purchases in Italy involves hiring a geometra, engineer, or architect to assess the building's condition and, crucially, to verify that the physical property matches its legal documentation.
A qualified inspector in Italy should check foundations, load-bearing walls, roof condition, signs of moisture or cracks, electrical and plumbing systems, and in certain regions, seismic safety considerations.
The type of professional qualified to perform structural inspections in Italy is a geometra for general assessments, or a licensed engineer (ingegnere) or architect (architetto) for more complex structural evaluations.
The most common structural issues that inspections reveal in Italian properties are moisture and damp problems (especially in older masonry buildings), roof deterioration, and unauthorized alterations that do not match the official plans.
How do I confirm exact boundaries in Italy?
The standard process for confirming exact property boundaries in Italy involves obtaining the cadastral map and planimetry (planimetria catastale) from the Agenzia delle Entrate and, when boundaries matter, commissioning a professional survey.
The official document that shows the legal boundaries of a property in Italy is the cadastral map (mappa catastale) combined with the unit planimetry, though these should be verified against the actual property by a professional.
The most common boundary dispute that affects foreign buyers in Italy involves shared spaces, terraces, gardens, or storage areas that the listing claims are included but are not clearly tied to the property's cadastral identifiers.
The professional you should hire to physically verify boundaries on the ground in Italy is a geometra or a surveyor (topografo), who can compare the official maps to the actual property lines.
What defects are commonly hidden in Italy right now?
The top three defects that sellers frequently conceal from buyers in Italy are unapproved alterations and planning violations (common), condominium liabilities like arrears or voted extraordinary works (common), and moisture or damp problems in older buildings (common), all of which can be costly to fix after purchase.
The inspection technique that helps uncover hidden defects in Italy is combining a physical inspection by a geometra or engineer with a thorough review of all cadastral, planning, and condominium documents to ensure the property's physical reality matches its legal status.
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 Italy?
What do foreigners say they did wrong in Italy right now?
The most common mistake foreigners say they made when buying property in Italy is signing a preliminary contract (contratto preliminare) or paying a deposit before their notary or lawyer had verified ownership and checked the registries.
The top three regrets foreigners most frequently mention after buying in Italy are trusting an intermediary without verifying their registration, underestimating the importance of planning and cadastral conformity, and assuming that disputes would be resolved quickly because Italy is in Europe.
The single piece of advice experienced foreign buyers most often give to newcomers in Italy is to involve your own notary early in the process, not just at the final deed signing, so problems are caught before you commit money.
The mistake foreigners say cost them the most money or caused the most stress in Italy is discovering after purchase that the property had unapproved alterations or planning violations that required expensive regularization or even partial demolition.
What do locals do differently when buying in Italy right now?
The key difference in how locals approach buying property compared to foreigners in Italy is that Italians typically involve a trusted notary from the very beginning of negotiations, not just at closing, and they treat registry checks (visure) as absolutely non-negotiable before paying anything.
The verification step locals routinely take that foreigners often skip in Italy is hiring a geometra early to check that the physical property matches its planning permits and cadastral records, catching conformity problems before they become the buyer's expensive problem.
The local knowledge advantage that helps Italians get better deals in Italy is understanding that the market usually allows for negotiation and patience, using connections to find off-market properties, and knowing which neighborhoods have hidden issues like flooding risk or difficult condominium politics that are not obvious to outsiders.
Don't buy the wrong property, in the wrong area of Italy
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 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 |
|---|---|---|
| ISTAT House Price Index | Italy's official statistics office publishes the national house price index. | We used it to describe recent price trends and market momentum. We quoted the latest quarterly growth rates to ground our market analysis in official data. |
| Agenzia delle Entrate (OMI Report 2025) | Italy's tax agency uses administrative records for nationwide market data. | We used it for transaction volumes and market structure information. We treated it as the backbone dataset for understanding how big the Italian market is. |
| Agenzia delle Entrate (Tax Guide) | The official tax authority explains purchase taxes and fees. | We used it to spell out the main taxes in plain language. We used published percentages to estimate typical closing costs for foreign buyers. |
| Consiglio Nazionale del Notariato | The national notaries' body explains the legally required purchase process. | We used it to map the safe, standard purchase path from offer to final deed. We highlighted what a notary checks versus what buyers must verify themselves. |
| Bank of Italy Housing Survey | Italy's central bank surveys market intermediaries on conditions. | We used it to describe negotiation conditions and agent sentiment. We triangulated what agents see versus official price indices. |
| Normattiva (Law 39/1989) | Italy's official portal for consolidated legislation on real estate mediation. | We used it to ground statements about agent rules in actual law. We explained why unlicensed agents are a real risk indicator for buyers. |
| EU Justice Scoreboard 2024 | EU-level comparative justice metrics based on CEPEJ methodology. | We used it to quantify contract enforcement speed in Italy. We explained why slow disputes are a measurable risk for property buyers. |
| Polizia di Stato (Postale 2024) | Official policing source on cybercrime and fraud enforcement activity. | We used it to show that online fraud is a real and rising risk in Italy. We justified why paying deposits before verification is dangerous. |
| Polizia di Stato (Case Fantasma Guide) | Official public safety guidance on fake property listings. | We used it for specific scam mechanics like pressure and advance payments. We translated police warnings into practical buyer rules. |
| World Justice Project (Italy) | A widely used global index based on household and expert surveys. | We used it to add an independent institutional quality lens beyond court duration. We framed enforcement risk as both speed and predictability. |
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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