Authored by the expert who managed and guided the team behind the Italy Property Pack
Yes, the analysis of Lake Como's property market is included in our pack
If you are a foreigner looking to buy property in Lake Como, you are probably wondering how much extra you will actually pay on top of the purchase price.
We constantly update this blog post to reflect the latest tax rates, professional fees, and market conditions around Lake Como in 2026.
Below, we break down every cost you should expect, from transfer taxes to notary fees to ongoing owner expenses.
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 Lake Como.
Overall, how much extra should I budget on top of the purchase price in Lake Como in 2026?
How much are total buyer closing costs in Lake Como in 2026?
As of early 2026, total buyer closing costs in Lake Como typically range from 7% to 18% of the purchase price, which means on a 500,000 euro property (around $520,000 or €500,000) you should expect to pay an extra 35,000 to 90,000 euros in fees and taxes.
The minimum extra budget possible in Lake Como is around 2% to 4% of the purchase price (10,000 to 20,000 euros on a 500,000 euro home), but this only applies if you buy a resale property without using an agent and your taxes are calculated on a low cadastral value.
On the high end, you should realistically plan for up to 18% to 22% extra (90,000 to 110,000 euros on the same property) when VAT applies because you are buying from a developer, you pay a full agent commission, and you need extensive technical checks on an older lakefront villa.
The main factors that determine where you fall in this range are whether you buy from a private seller or a developer, whether you use an agent, and how complex the property's legal and technical situation is, with Lake Como's older villas and renovation-heavy stock often pushing costs toward the higher end.
What's the usual total % of fees and taxes over the purchase price in Lake Como?
The usual total percentage of fees and taxes in Lake Como is around 7% to 12% for resale properties from private sellers, or 14% to 18% when buying a new-build from a developer where VAT applies.
This means most standard property transactions in Lake Como fall somewhere between 7% and 18% of the purchase price, depending on the type of sale and your use of professional services.
Of that total, government taxes typically account for 3% to 10% (the biggest variable being whether you pay registration tax or VAT), while professional fees like notary and agent commissions make up the remaining 4% to 8%.
By the way, you will find much more detailed data in our property pack covering the real estate market in Lake Como.
What costs are always mandatory when buying in Lake Como in 2026?
As of early 2026, the mandatory costs when buying property in Lake Como include purchase taxes (either registration tax or VAT depending on the seller), notary fees and disbursements for the deed and registrations, basic legal and registry checks for ownership and liens, and a foreign-buyer eligibility check if you are a non-EU citizen subject to reciprocity rules.
Optional but highly recommended costs include independent technical due diligence (especially important for Lake Como's older lakefront villas), a translator or interpreter if you do not speak Italian fluently, and a property valuation if you want negotiation leverage or are financing the purchase.
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What taxes do I pay when buying a property in Lake Como in 2026?
What is the property transfer tax rate in Lake Como in 2026?
As of early 2026, the property transfer tax rate in Lake Como is 9% registration tax (imposta di registro) when you buy from a private seller, plus fixed fees of 50 euros each for mortgage registry tax and cadastral tax, with a minimum registration tax of 1,000 euros.
There are no extra transfer taxes specifically for foreigners in Lake Como, though non-EU buyers should verify their country meets Italy's reciprocity requirements before purchasing, which can affect eligibility rather than tax rates.
Buyers pay VAT instead of registration tax when purchasing from a developer or enterprise in a taxable sale, and in that case VAT is charged on the full purchase price (typically 4% for first homes or 10% for second homes) while the other taxes become fixed amounts of 200 euros each.
Stamp duty in Lake Como is typically bundled into the notary's disbursements at closing rather than appearing as a separate line item, so you will see it included in your notary's final statement alongside registration fees and other small charges.
Are there tax exemptions or reduced rates for first-time buyers in Lake Como?
The main tax benefit in Lake Como is the "prima casa" (first home) exemption, which reduces registration tax from 9% to just 2% of the cadastral value, plus fixed fees of 50 euros each, potentially saving you tens of thousands of euros on a typical purchase.
If you buy through a company instead of as an individual, your tax treatment changes significantly and you may lose access to personal tax regimes like prima casa, so this decision requires specialist advice based on your residency and corporate structure.
There is a meaningful tax difference between new-build and resale properties in Lake Como because resales typically incur registration tax (2% or 9%) plus 50 euro fixed fees, while new-builds from developers trigger VAT on the full price plus 200 euro fixed fees for each tax category.
To qualify for prima casa benefits in Lake Como, you must establish residency in the municipality within 18 months of purchase, you cannot own another property purchased with the same benefit, and you must declare your eligibility in the deed.
We did some research and made this infographic to help you quickly compare rental yields of the major cities in Italy versus those in neighboring countries. It provides a clear view of how this country positions itself as a real estate investment destination, which might interest you if you’re planning to invest there.
Which professional fees will I pay as a buyer in Lake Como in 2026?
How much does a notary or conveyancing lawyer cost in Lake Como in 2026?
As of early 2026, notary fees in Lake Como typically total 1% to 2% of the purchase price including disbursements, which means around 5,000 to 10,000 euros ($5,200 to $10,400) on a 500,000 euro property.
Notary fees in Lake Como are charged as a combination of a professional fee (onorario) plus 22% VAT, along with disbursements for registry searches, filings, and stamps, though the notary also collects and remits your purchase taxes which makes the total bill appear larger.
Translation and interpreter services for foreign buyers in Lake Como cost around 200 to 600 euros ($210 to $625) for a closing-session interpreter, or 600 to 1,500 euros ($625 to $1,560) if you need broader document translation for your preliminary contract and technical documents.
A tax advisor is highly recommended if you plan to rent out your Lake Como property or if you are non-EU, and you should budget 300 to 1,000 euros ($310 to $1,040) for a one-off opinion and filing guidance, with more complex setups costing additional fees.
We have a whole part dedicated to these topics in our our real estate pack about Lake Como.
What's the typical real estate agent fee in Lake Como in 2026?
As of early 2026, the typical real estate agent fee in Lake Como is 3% to 4% of the purchase price plus 22% VAT, which on a 500,000 euro property means around 18,000 to 24,000 euros ($18,700 to $25,000) including VAT.
In Lake Como, both buyers and sellers often pay their own agent commission separately, though the exact split is negotiable and varies by agency, with foreign buyers commonly paying a buyer-side fee because agencies provide significant cross-border support and off-market access.
The realistic range for agent fees in Lake Como runs from 3% plus VAT on the low end to 5% plus VAT on the high end, with prime lakefront properties in towns like Bellagio, Varenna, and Menaggio often commanding the higher rates due to the full-service brokerage involved.
How much do legal checks cost (title, liens, permits) in Lake Como?
Legal checks in Lake Como beyond what the notary includes cost around 150 to 400 euros ($155 to $415) for basic title and lien extracts, while full technical due diligence with a geometra or engineer for urban planning and cadastral compliance runs 500 to 2,500 euros ($520 to $2,600), and complex properties with outbuildings or lake-access rights can cost 2,500 to 5,000 euros ($2,600 to $5,200) or more.
Property valuation fees in Lake Como typically cost 300 to 800 euros ($310 to $830) for a standard report, or 800 to 2,000 euros ($830 to $2,080) for villas and complex properties with larger sites and more documentation requirements.
The most critical check you should never skip in Lake Como is the technical due diligence for urban planning and cadastral compliance, because older lakefront properties often have non-compliant renovations, unauthorized terraces, or unclear permit histories that can cost thousands to fix after purchase.
Buying a property with hidden issues is something we mention in our list of risks and pitfalls people face when buying real estate in Lake Como.
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What hidden or surprise costs should I watch for in Lake Como right now?
What are the most common unexpected fees buyers discover in Lake Como?
The most common unexpected fees in Lake Como include condominium arrears and extraordinary works (roof, facade, heating system, or lakefront retaining walls can add 5,000 to 50,000 euros or more), non-compliant renovations that cost 1,000 to 10,000 euros to fix, and unclear rights related to private stepped paths, shared courtyards, and boat moorings.
You generally do not inherit a seller's unpaid IMU or TARI property taxes directly, but you can inherit condominium debts tied to the unit and practical problems that require settlement to avoid conflict with neighbors or the building administration.
Lake Como's international demand does attract scams with fake listings and fake fee requests, so you should only transfer money through clearly identified professionals like your agency and notary, with verified identities and proper contractual documentation.
Fees that are usually not disclosed upfront in Lake Como include condominium extraordinary works already in planning, technical compliance fixes needed to regularize past renovations, and small notary disbursements like stamps, registrations, and certificates that add up at closing.
In our property pack covering the property buying process in Lake Como, we go into details so you can avoid these pitfalls.
Are there extra fees if the property has a tenant in Lake Como?
There are typically no extra purchase taxes in Lake Como just because a property has a tenant, but the economic cost can be significant if you inherit a lease at below-market rent that limits your ability to use the home or generate income.
When you buy a tenanted property in Lake Como, you legally inherit the existing lease agreement with all its terms, meaning you become the new landlord with the same obligations the previous owner had toward the tenant.
Terminating an existing lease immediately after purchase is generally not possible in Lake Como because Italian tenant protections are strong, and you must typically wait for the lease to expire or negotiate a buyout with the tenant.
A sitting tenant in Lake Como usually reduces the property's market value by 10% to 30% depending on the lease terms and remaining duration, which can work in your favor as a negotiating point if you are willing to wait for vacancy.
If you want to optimize your rental strategy, you can read our complete guide on how to buy and rent out in Lake Como.
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 fees are negotiable, and who really pays what in Lake Como?
Which closing costs are negotiable in Lake Como right now?
The negotiable closing costs in Lake Como include the agent commission percentage (especially on high-value villas), the notary's professional fee (you can request quotes from multiple notaries), and who pays for technical checks if issues are discovered during due diligence.
The closing costs that are fixed by law and cannot be negotiated in Lake Como include all government taxes like registration tax, VAT, and the fixed charges of 50 or 200 euros, which are set by Italian tax law and collected by the notary.
On negotiable fees, buyers in Lake Como can typically achieve discounts of 0.5% to 1% on agent commissions for high-value properties, or sometimes split technical check costs with sellers when compliance issues are found during inspections.
Can I ask the seller to cover some closing costs in Lake Como?
In Lake Como, sellers are moderately willing to cover some closing costs when properties have been listed for a long time, when due diligence reveals compliance issues, or during off-season negotiations in winter months when demand is lower.
The specific closing costs sellers are most commonly willing to cover in Lake Como include fixing compliance and documentation issues discovered during due diligence, reducing the price to offset condominium extraordinary works already planned, and occasionally sharing part of the agent commission.
Sellers in Lake Como are more likely to accept covering closing costs when the market is slower, when their property has been on the market for several months, or when they are motivated to close quickly due to personal circumstances.
Is price bargaining common in Lake Como in 2026?
As of early 2026, price bargaining is common in Lake Como but the discount you can achieve varies significantly by location, with prime lakefront properties in Bellagio, Varenna, and Menaggio often selling at 0% to 5% below asking while inland or renovation-heavy properties see discounts of 5% to 12%.
On average, buyers in Lake Como typically negotiate around 5% to 8% below the asking price, which on a 500,000 euro property means a potential savings of 25,000 to 40,000 euros ($26,000 to $41,600), though scarce and well-priced lakefront homes may sell at or near asking.
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What monthly, quarterly or annual costs will I pay as an owner in Lake Como?
What's the realistic monthly owner budget in Lake Como right now?
A realistic monthly owner budget in Lake Como (excluding any mortgage) is around 400 to 800 euros ($415 to $830) for a typical condo or apartment, covering condominium fees, utilities, and basic maintenance.
The main recurring expense categories that make up this monthly budget in Lake Como include condominium fees for building maintenance and common areas, utilities like electricity, gas, and water (which can spike in winter for heating), and local taxes paid in installments.
The realistic range for monthly owner costs in Lake Como runs from around 250 to 700 euros ($260 to $730) for apartments in towns like Como, Menaggio, or Varenna, up to 600 to 2,500 euros ($625 to $2,600) or more for villas with gardens, private access upkeep, and higher insurance needs.
The monthly cost that varies the most in Lake Como is heating and utilities, because older lakefront buildings often have poor insulation, and winter heating bills can easily double or triple compared to summer months.
You can see how this budget affect your gross and rental yields in Lake Como here.
What is the annual property tax amount in Lake Como in 2026?
As of early 2026, annual property tax (IMU) in Lake Como for a second home typically runs around 0.8% to 1.06% of the taxable cadastral base, which often translates to 1,500 to 5,000 euros ($1,560 to $5,200) per year on a mid-range property, though primary residences are generally exempt.
The realistic range for annual property taxes in Lake Como depends heavily on property value and municipality, with lower-value inland apartments paying around 500 to 1,500 euros ($520 to $1,560) while high-value lakefront villas in Bellagio or Tremezzina can pay 5,000 to 15,000 euros ($5,200 to $15,600) or more.
Property tax in Lake Como is calculated based on the cadastral value (rendita catastale) of the property, not the market value, and the rate varies by municipality, so properties in Como city may have different rates than those in Varenna, Menaggio, or Bellagio.
The main exemption available in Lake Como is for primary residences (abitazione principale), where IMU is generally not due unless the property falls into a luxury cadastral category, which means most second-home buyers will pay the full IMU rate.
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.
If I rent it out, what extra taxes and fees apply in Lake Como in 2026?
What tax rate applies to rental income in Lake Como in 2026?
As of early 2026, rental income tax in Lake Como can be paid through the "cedolare secca" flat tax regime at 21% for long-term rentals (or 10% in certain regulated "canone concordato" situations), which many landlords prefer for its simplicity.
Under the cedolare secca regime in Lake Como, landlords generally cannot deduct expenses like maintenance or management costs from rental income because the flat tax rate already accounts for this simplicity trade-off, though choosing ordinary income taxation instead opens up some deduction possibilities.
The realistic effective tax rate after deductions for typical landlords in Lake Como using cedolare secca is simply the flat 21% (or 10% if eligible), while those using ordinary taxation may see effective rates from 23% to 43% depending on their total income bracket minus allowable deductions.
Foreign property owners in Lake Como do not automatically pay a different rental income tax rate than residents, though their overall tax situation may be more complex depending on tax treaties between Italy and their home country.
Do I pay tax on short-term rentals in Lake Como in 2026?
As of early 2026, short-term rental income in Lake Como is taxed at 21% through cedolare secca for your first (or only) short-let property, but the rate increases to 26% from the second short-term rental property onward.
Short-term rental income in Lake Como is taxed differently than long-term rentals in that the 26% rate kicks in when you operate multiple short-let properties, and if you use platforms like Airbnb or Booking.com, those intermediaries may withhold taxes directly before paying you.
If you want to optimize your rental strategy, you can read our complete guide on how to buy and rent out in Lake Como.
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If I sell later, what taxes and fees will I pay in Lake Como in 2026?
What's the total cost of selling as a % of price in Lake Como in 2026?
As of early 2026, the total cost of selling a property in Lake Como typically ranges from 3.5% to 6% of the sale price when no capital gains tax applies, or higher if you trigger taxable gains or need to fix compliance issues before selling.
The realistic range for total selling costs in Lake Como runs from around 3.5% on the low end (if you sell without major tax liability) to 10% or more on the high end when capital gains tax and extensive repairs or compliance work are involved.
The specific cost categories that make up selling expenses in Lake Como include agent commission (typically 3% to 4% plus VAT), energy certificate updates if needed, notary costs for the deed, and potentially capital gains tax if your sale qualifies as taxable.
The single largest cost when selling in Lake Como is usually the real estate agent commission, which at 3% to 5% plus 22% VAT can easily reach 20,000 to 30,000 euros ($20,800 to $31,200) on a 500,000 euro sale.
What capital gains tax applies when selling in Lake Como in 2026?
As of early 2026, capital gains tax in Lake Como can be paid as a 26% substitute tax on the taxable profit if you opt for this at the notary during the sale, which many sellers prefer for its simplicity and certainty.
Exemptions to capital gains tax in Lake Como include selling your primary residence (under certain conditions), holding the property for more than five years in some cases, and other situations based on residency and use, though you should verify your specific eligibility with a notary or tax advisor.
Foreigners selling property in Lake Como do not automatically pay extra taxes beyond the standard capital gains rules, but their overall tax situation depends on tax treaties between Italy and their home country, which can affect how the gain is treated.
Capital gains in Lake Como are calculated as the difference between the sale price and the original purchase price (plus documented improvement costs), with the 26% substitute tax applying to this net profit if you choose that option at closing.
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 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 Lake Como, we always rely on the strongest methodology we can … and we don't throw out numbers at random.
We also aim to be fully transparent, so below we've listed the authoritative sources we used, and explained how we used them and the methods behind our estimates.
| Source | Why it's authoritative | How we used it |
|---|---|---|
| Agenzia delle Entrate (Purchase Taxes) | Italy's official tax authority explaining property purchase taxes. | We used it to anchor core purchase tax rules including registration tax vs VAT rates. We structured buyer tax sections based on their official guidance. |
| Agenzia delle Entrate (Prima Casa) | Official page for first-home tax benefit rates and conditions. | We used it to state the reduced 2% registration tax for prima casa eligibility. We explained qualification requirements based on their documentation. |
| Consiglio Nazionale del Notariato | National body for Italian notaries who execute property transfers. | We used it to confirm how taxes are paid through the notary at closing. We supported the closing process explanations with their workflow guidance. |
| Italian Ministry of Foreign Affairs | Official guidance on foreign civil rights in Italy including reciprocity. | We used it to explain the key foreign-buyer eligibility checkpoint. We flagged reciprocity as an early must-check item for non-EU buyers. |
| Ministry of Economy and Finance (IMU) | Official ministry page on annual property tax rules. | We used it to explain when IMU is due versus exempt for primary residences. We framed annual owner costs for Lake Como's second-home buyers. |
| Portale del Federalismo Fiscale | Official portal where municipalities publish IMU rate data. | We used it to show where official municipal rates are validated. We explained why rates differ by Lake Como municipality. |
| Comune di Como (IMU Rates) | Primary municipal document showing real local IMU rates. | We used it as a worked example of how IMU is set locally. We kept guidance Lake Como-specific rather than generic Italy averages. |
| Agenzia delle Entrate (Cedolare Secca) | Official page for flat-tax rental income regime. | We used it to set headline rental tax rates for long and short-term lets. We explained the 21% vs 26% split for multiple properties. |
| Agenzia delle Entrate (Capital Gains) | Official tax authority page for real estate capital gains. | We used it to state the 26% substitute tax option on property gains. We explained the biggest potential cost when selling Lake Como property. |
| Immobiliare.it (Como Market) | Major property portal with transparent local market data. | We used it to anchor current pricing trends around Como for negotiation context. We relied on it for market conditions, not legal or tax rules. |
| Idealista (Como Province) | Recognized property index with published methodology. | We used it to triangulate local market direction with independent data. We supported negotiation-range estimates by micro-area. |
| Immobiliare.it (Agent Fees) | Major market operator explaining standard fee conventions. | We used it to support the typical structure of agent fees in Italy. We justified commission ranges specific to Lake Como transactions. |
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