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 is absolutely possible, but the rules depend heavily on your nationality and legal status.
In this guide, we break down everything you need to know about foreign ownership rights, visa requirements, the buying process, taxes, and mortgage options in Italy as of January 2026.
We keep this article updated regularly so you always have fresh, accurate information on Italy's property 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 Italy.
Insights
- EU and Swiss citizens can buy property in Italy with virtually no restrictions, while non-EU buyers must either prove reciprocity exists with their home country or hold a valid Italian residence permit.
- Italy has no golden visa program tied to property purchases, so buying a home does not automatically grant you residency or citizenship in 2026.
- Closing costs in Italy typically range from 10% to 15% of the purchase price when buying from a private seller, with the registration tax alone often reaching 9%.
- The notary is mandatory for all property purchases in Italy and handles the final deed, but they do not verify building compliance, which catches many foreign buyers off guard.
- Foreign buyers can often secure mortgages in Italy at rates between 3% and 4.5%, though loan-to-value ratios are usually capped lower than for Italian residents.
- Annual property tax (IMU) for second homes in Italy typically runs between 0.4% and 1.1% of the cadastral taxable base, not the market value.
- The cedolare secca flat tax lets landlords pay just 21% on rental income (or 10% for certain regulated contracts), making Italy relatively attractive for buy-to-let investors.
- Italy's two-registry system means you need both a cadastral check (Catasto) and a mortgage inspection (Conservatoria) to fully verify ownership and liens.
- Condominium rules in Italy can heavily restrict short-term rentals, pet ownership, and renovation timing, even though you fully own your apartment.
What can I legally buy and truly own as a foreigner in Italy?
What property types can foreigners legally buy in Italy right now?
As of January 2026, foreigners in Italy can legally buy and fully own apartments, condominium units, townhouses, detached houses, and villas with complete freehold title, just like Italian citizens.
The main condition is not about the property type but about your nationality: EU, EEA, and Swiss citizens face essentially no restrictions, while non-EU buyers must either come from a country where Italians can also buy property (this is called "reciprocity") or hold a valid Italian residence permit.
In practice, most non-EU buyers either verify that reciprocity applies to their country through Italy's Foreign Affairs Ministry or simply obtain a residence permit first, which removes the uncertainty entirely.
This means that Americans, Canadians, Australians, and citizens from many other countries can typically buy property in Italy without major hurdles, though it is always wise to confirm reciprocity status before signing anything.
Finally, please note that our pack about the property market in Italy is specifically tailored to foreigners.
Can I own land in my own name in Italy right now?
Yes, foreigners can own land in their own name in Italy, and when you buy a detached house or villa, you typically acquire the underlying land parcel (or a share of it) as part of the same transaction.
The same nationality rules apply to land as to buildings: EU, EEA, and Swiss citizens can buy freely, while non-EU buyers need to satisfy the reciprocity requirement or hold a residence permit.
One important detail is that Italy has two separate record systems: the Catasto (cadastral records) shows technical property details, while the Conservatoria (land registry) records ownership transfers, mortgages, and liens, so you need to check both to confirm clear title.
By the way, we cover everything there is to know about the land buying process in Italy here.
As of 2026, what other key foreign-ownership rules or limits should I know in Italy?
As of January 2026, Italy does not impose nationwide foreign-ownership quotas on residential property, meaning there are no caps on how many foreigners can own in a building or a region, which differs from some other countries.
There is no specific foreign quota rule for apartments or condominiums in Italy, so you can buy in any condo building without worrying about a percentage limit on foreign owners.
However, there is one key administrative requirement: all buyers must obtain a Codice Fiscale (Italian tax identification number) before completing a purchase, as it is needed for the deed, tax payments, and utility contracts.
There are no major regulatory changes specifically targeting foreign property buyers in Italy for 2026, though local municipalities continue to tighten short-term rental rules in tourist-heavy cities like Florence, Venice, and Rome, which can affect your rental plans.
If you're interested, we go much more into details about the foreign ownership rights in Italy here.
What's the biggest ownership mistake foreigners make in Italy right now?
The single biggest mistake foreign buyers make in Italy is assuming that the notary automatically verifies everything, especially building and planning compliance, when in fact the notary's role is limited to the legal transfer of title.
If you skip an independent technical check by a geometra, architect, or engineer and the property has undisclosed building violations, you could face fines, mandatory restoration orders, or even difficulty selling the property later.
Other classic pitfalls in Italy include buying a property where the cadastral records do not match the actual layout, overlooking restrictive condominium rules that prohibit short-term rentals, and failing to budget for the full 10% to 15% closing costs that catch many first-time buyers by surprise.
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 Italy?
Do I need a specific visa to buy property in Italy right now?
In Italy, you do not need a specific visa type to buy property, and many foreigners complete purchases while on a tourist visa or even from abroad, because property acquisition is treated as a civil transaction separate from immigration status.
That said, the most common practical blocker for buyers without local residency is opening an Italian bank account, which some banks will not do for non-residents, making it harder to transfer funds and pay closing costs smoothly.
You will absolutely need an Italian Codice Fiscale (tax identification number) before you can complete any property purchase in Italy, as it is required for the deed, tax registration, and setting up utilities.
A typical document set for foreign buyers includes your passport, Codice Fiscale, proof of funds, and if applicable, a power of attorney if you cannot attend the closing in person.
Does buying property help me get residency and citizenship in Italy in 2026?
As of January 2026, buying a residential property in Italy does not by itself grant you residency or citizenship, as there is no "golden visa" program tied to standard home purchases.
Italy does have an Investor Visa program, but it requires specific qualifying investments such as government bonds, company shares, or philanthropic donations, and a regular home purchase does not count toward this threshold.
For foreigners seeking residency, the main pathways include elective residence (for those who can support themselves without working in Italy), work visas, family reunification, or the Investor Visa for those making qualifying investments starting at 250,000 euros in innovative startups or higher amounts in other categories.
We give you all the details you need about the different pathways to get residency and citizenship in Italy here.
Can I legally rent out property on my visa in Italy right now?
Your visa status does not directly prevent you from renting out property you own in Italy, as the right to earn rental income flows from property ownership, not from your immigration status.
You do not need to live in Italy to rent out your property there, and many foreign owners manage their Italian rentals entirely from abroad, typically with the help of a local property manager or accountant.
The key things foreigners must handle include registering rental contracts with the tax authorities, choosing a tax regime (the cedolare secca flat tax at 21% is popular), and complying with local short-term rental rules if you plan to list on platforms like Airbnb.
We cover everything there is to know about buying and renting out in Italy here.
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How does the buying process actually work step-by-step in Italy?
What are the exact steps to buy property in Italy right now?
The standard property purchase sequence in Italy goes: make a formal offer (proposta d'acquisto), sign a preliminary contract (compromesso) with a deposit, complete due diligence and arrange financing, then close with the final deed (rogito) before a notary who registers everything officially.
You do not have to be physically present for most steps, as many foreign buyers use a power of attorney (procura) to have a trusted person or lawyer sign on their behalf, though this requires careful notarization.
The step that makes the deal legally binding in Italy is typically the preliminary contract (compromesso), at which point the buyer pays a deposit (often 10% to 30%) and both parties commit to completing the sale.
From accepted offer to final registration, the timeline in Italy usually ranges from 6 to 12 weeks for a straightforward cash purchase, though mortgage financing or complex due diligence can extend this to 3 or 4 months.
We have a document entirely dedicated to the whole buying process our pack about properties in Italy.
Is it mandatory to get a lawyer or a notary to buy a property in Italy right now?
In Italy, using a notary is effectively mandatory for all residential property purchases because the final deed (rogito) must be executed by a notary as a public official, but hiring a lawyer is optional though highly recommended for foreigners.
The key difference is that the notary in Italy is a neutral public official who authenticates the deed and handles tax payments, while a lawyer works exclusively for you and can negotiate terms, review contracts, and protect your interests throughout the process.
One essential item to include in your lawyer's scope is verification of building and planning compliance (conformita urbanistica), as this is the area the notary does not cover and where foreign buyers most often encounter problems.
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 Italy?
How do I verify title and ownership history in Italy right now?
In Italy, you verify title and ownership history through the Conservatoria dei Registri Immobiliari (land registry), which records all property transfers, mortgages, and encumbrances, and you access it via the Agenzia delle Entrate's online inspection service.
The key document to request is an ispezione ipotecaria (mortgage inspection certificate), which shows the chain of ownership and any registered formalities like mortgages or judicial claims against the property.
A standard look-back period for ownership history checks in Italy is 20 years, which covers any potential issues from prior transactions and matches the timeframe notaries typically examine.
A clear red flag that should stop or pause your purchase is any unresolved judicial seizure (pignoramento), pending litigation, or multiple rapid ownership changes in a short period, as these often signal disputes or fraud.
You will find here the list of classic mistakes people make when buying a property in Italy.
How do I confirm there are no liens in Italy right now?
The standard way to confirm there are no liens on a property in Italy is to request an ispezione ipotecaria (mortgage inspection) through the Agenzia delle Entrate, which shows all registered mortgages, judicial seizures, and other encumbrances.
One common lien type to specifically ask about is an ipoteca (mortgage) from the seller's bank, which must be formally canceled at or before closing, as well as any unpaid condominium fees that can follow the property to the new owner.
The best written proof of lien status is a certificato ipotecario (mortgage certificate) issued by the Conservatoria, which provides an official summary of all registered formalities against the property or the seller.
How do I check zoning and permitted use in Italy right now?
To check zoning and permitted use for a property in Italy, you need to contact the Comune (municipality) where the property is located and request the relevant urban planning documentation, or hire a local geometra or architect to do this for you.
The document that confirms zoning classification is the Certificato di Destinazione Urbanistica (CDU) for land, or for buildings, the relevant building permits (permesso di costruire or concessione edilizia) and the certificate of habitability (certificato di agibilita).
A common zoning pitfall foreign buyers miss in Italy is purchasing a property in a historic center (centro storico) without realizing that strict heritage constraints limit renovations, window changes, and sometimes even interior modifications.
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.
Can I get a mortgage as a foreigner in Italy, and on what terms?
Do banks lend to foreigners for homes in Italy in 2026?
As of January 2026, yes, Italian banks do lend to foreigners for home purchases, though the underwriting process is more demanding and requires more documentation than for Italian residents.
Foreign borrowers in Italy typically see loan-to-value (LTV) ratios between 50% and 70%, compared to the 80% or higher that residents might access, meaning you will need a larger down payment.
The most common eligibility requirement that determines whether a foreigner qualifies is proof of stable income, ideally from within the Eurozone, as banks view non-Euro income as higher risk and may require additional guarantees.
You can also read our latest update about mortgage and interest rates in Italy.
Which banks are most foreigner-friendly in Italy in 2026?
As of January 2026, the banks most commonly used by foreign buyers for mortgages in Italy are Intesa Sanpaolo, UniCredit, and Banco BPM, as these large national groups have the scale, English-speaking staff in key branches, and standardized processes for international clients.
What makes these banks more foreigner-friendly is their experience handling non-Italian income documentation, their willingness to work with overseas applicants, and their presence in major cities where foreigners typically buy.
These banks will sometimes lend to non-residents (buyers without Italian residency), though the terms are stricter, with lower LTV ratios and higher documentation requirements than for buyers who have established Italian tax residency.
We actually have a specific document about how to get a mortgage as a foreigner in our pack covering real estate in Italy.
What mortgage rates are foreigners offered in Italy in 2026?
As of January 2026, foreign buyers in Italy can expect mortgage interest rates in the range of 3% to 4.5% for standard residential loans, with the best rates going to those with strong income documentation and larger down payments.
Fixed-rate mortgages in Italy typically cost 0.3% to 0.7% more than variable-rate options at the outset, though many buyers prefer the payment certainty of fixed rates given recent interest rate volatility.
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 Italy?
What are the total closing costs as a percent in Italy in 2026?
In Italy in 2026, total closing costs for buying a resale property from a private seller typically land between 10% and 15% of the purchase price, while new builds from developers can run 12% to 20% due to VAT.
The realistic range that covers most standard transactions is 10% to 15% for resale purchases, with the lower end for simpler deals and the higher end when agent commissions and extensive technical checks are involved.
The main fee categories making up closing costs in Italy include purchase taxes (registration tax or VAT), notary fees, real estate agent commission (usually 3% to 4% plus VAT), technical due diligence costs, and administrative expenses.
The single biggest contributor to closing costs in Italy is usually the registration tax, which is 9% of the cadastral value for second homes purchased from private sellers, or VAT at 10% (22% for luxury properties) when buying new from a developer.
If you want to go into more details, we also have a blog article detailing all the property taxes and fees in Italy.
What annual property tax should I budget in Italy in 2026?
As of January 2026, foreign owners of second homes in Italy should budget for annual IMU property tax in the range of 0.4% to 1.1% of the property's cadastral taxable base, which translates very roughly to 500 to 3,000 euros per year (approximately $530 to $3,200 or 490 to 2,800 euros) for a typical apartment or house, depending on location and size.
IMU in Italy is calculated on a taxable base derived from cadastral values multiplied by coefficients, not on market value, and the exact rate is set by each municipality within legal limits, which is why the amount varies significantly by location.
How is rental income taxed for foreigners in Italy in 2026?
As of January 2026, the typical effective tax rate on rental income for foreigners in Italy is 21% if you opt for the cedolare secca flat tax, or 10% for qualifying "canone concordato" (regulated rent) contracts in certain municipalities.
Foreign owners must either file an annual Italian tax return reporting rental income or, if using cedolare secca, register the rental contract and pay the flat tax directly, typically with the help of a local accountant or commercialista.
What insurance is common and how much in Italy in 2026?
As of January 2026, annual home insurance premiums in Italy typically range from 300 to 800 euros ($320 to $850) for an apartment and 600 to 1,500 euros ($640 to $1,600) or more for a house or villa, with earthquake coverage adding to the cost in seismic zones.
The most common type of property insurance in Italy is a combined building and contents policy (polizza casa), which covers fire, water damage, theft, and liability.
The single biggest factor affecting insurance premiums in Italy is whether the property is in a seismic risk zone, as earthquake coverage can significantly increase costs, especially in central Italy and parts of the south.
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 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 |
|---|---|---|
| Italy Ministry of Foreign Affairs | Official government source on reciprocity rules for foreigners' civil rights in Italy. | We used it to explain when non-EU foreigners can legally buy property. We also used it to frame the practical "check reciprocity or get a permit" decision. |
| Agenzia delle Entrate (Purchase Taxes) | Italy's official tax authority explaining exactly what taxes apply on property purchases. | We used it to quantify purchase taxes like the 9% registration tax. We built our closing-cost estimates from these official rates. |
| Agenzia delle Entrate (Prima Casa) | Official rules for reduced "first home" tax benefits and eligibility conditions. | We used it to explain how prima casa benefits work. We flagged where foreigners often misunderstand eligibility requirements. |
| Agenzia delle Entrate (Cedolare Secca) | Official source for the flat-tax option on residential rental income in Italy. | We used it to state the 21% standard rate and 10% reduced rate. We explained the trade-off between flat tax and ordinary income tax. |
| Agenzia delle Entrate (Preliminary Contract) | Tax authority's current guidance on registering the preliminary purchase contract. | We used it to explain what the compromesso is and how it works. We highlighted where foreigners can get tripped up. |
| Consiglio Nazionale del Notariato | The national notary body's official consumer guidance on buying property in Italy. | We used it to describe the typical purchase steps from offer to rogito. We explained why the notary is required at closing. |
| Agenzia delle Entrate (Visura Catastale) | Official entry point for accessing cadastral records in Italy. | We used it to explain what the Catasto is and how to consult it. We clarified what cadastral checks can and cannot prove. |
| Agenzia delle Entrate (Ispezione Ipotecaria) | Tax authority's official route to mortgage and land registry inspection services. | We used it to explain how liens and mortgages are checked. We built the lien-check checklist from this guidance. |
| Ministry of Economy and Finance (IMU) | Official explanation of how IMU property tax rates work and who sets them. | We used it to explain that municipalities set IMU within legal bands. We justified why the right IMU number depends on the Comune. |
| Bank of Italy | Italy's central bank providing official statistics on lending rates. | We used it to anchor our mortgage rate estimates in official data. We avoided relying on anecdotal bank quotes. |
| ECB Data Portal | European Central Bank's official dataset for household mortgage lending rates. | We used it to triangulate mortgage rate levels for Italy. We sanity-checked our January 2026 rate ranges against ECB data. |
| ABI (Italian Banking Association) | The banking industry's main association publishing standardized market commentary. | We used it as a secondary cross-check on market mortgage benchmarks. We supported the direction of mortgage pricing entering 2026. |
| Investor Visa for Italy Portal | Official government portal explaining Italy's investor visa requirements and process. | We used it to explain that Italy's investor route is not a property purchase program. We distinguished home buying from qualifying investments. |
| Ministry of Interior (Visas) | Government's official explanation of visa and residence permit requirements. | We used it to ground the visa section in official definitions. We avoided relying on property blogs for immigration rules. |
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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