Buying and owning a property as a foreigner in Sicily (2026)

Buying property in Sicily as a foreigner is absolutely possible, but the rules around taxes, visas, and ownership can feel overwhelming at first.

This guide walks you through everything you need to know about foreign property ownership in Sicily in January 2026, including current housing prices and the legal steps to buy.

We constantly update this blog post so you always have the freshest information available.

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 Sicily.

Who is the author of this content?

INVESTROPA

A team specialized in real estate investing in European countries

We are a team of financial experts, legal professionals, developers, and local real estate specialists dedicated to helping people like you avoid mistakes when investing in real estate in a foreign place, particularly in Sicily. If you’d like to learn more about us, you can check our presentation page.

What can I legally buy and truly own as a foreigner in Sicily?

What property types can foreigners legally buy in Sicily right now?

Foreigners in Sicily can legally buy the same residential property types that Italian citizens can purchase, including apartments, condominiums, townhouses, detached houses, villas, and rural farmhouses.

The main legal condition that applies to foreign buyers in Sicily is the "reciprocity principle," which means your home country must grant similar property rights to Italian citizens, though this is automatically satisfied for EU and EEA nationals.

In practice, most foreign buyers in Sicily purchase condo apartments in coastal areas, restored historic-center homes in towns like Ortigia, Noto, or Ragusa Ibla, and villas near the sea around Taormina or Cefalù.

Your notary will verify your eligibility as part of the standard purchase process, so if you're from a country with reciprocity (which covers most Western nations), you shouldn't encounter any barriers to ownership.

Finally, please note that our pack about the property market in Sicily is specifically tailored to foreigners.

Can I own land in my own name in Sicily right now?

Yes, foreigners can own land in their own name in Sicily, including the garden plots and small parcels that typically come with houses and villas, subject to the same reciprocity rules that apply to buildings.

However, while ownership is straightforward, what you can actually do with the land depends heavily on local zoning rules, especially if you buy agricultural land or property in coastal or heritage-protected zones where building permits are restricted.

Many charming Sicilian country homes come with attached agricultural land, so buyers should verify with the local Comune (municipality) what construction, extensions, or changes are legally permitted before purchasing.

By the way, we cover everything there is to know about the land buying process in Sicily here.

As of 2026, what other key foreign-ownership rules or limits should I know in Sicily?

As of early 2026, Sicily and Italy have no national "foreigner quota" limiting how many foreign buyers can own property in a building or area, which sets Italy apart from countries like Thailand or Switzerland that impose such caps.

There is no foreign-ownership quota for apartments or condos in Sicily, meaning you can buy in any condominium regardless of how many other units are owned by foreigners.

The main registration requirement for foreign buyers is obtaining a codice fiscale (Italian tax identification number), which you need before signing contracts, opening bank accounts, or completing the purchase.

One notable regulatory development affecting foreign owners is the 2024 launch of Italy's national tourist rental database (BDSR), which now requires anyone doing short-term rentals in Sicily to register for a CIN code and display it on all listings.

What's the biggest ownership mistake foreigners make in Sicily right now?

The single biggest mistake foreigners make in Sicily is assuming that listing descriptions about "fully compliant renovations," "habitable status," or "ready for tourist rental" are legally accurate, when in reality many properties have missing permits or non-compliant layouts.

If you buy a property without verifying these claims, you could discover after closing that you cannot legally live there, cannot rent it out, or face expensive mandatory corrections to bring the property into compliance with municipal records.

Other classic pitfalls in Sicily include buying rural properties with restricted agricultural zoning that prevents the extensions you planned, purchasing in historic centers where renovation permits are extremely slow and limited, and overlooking condominium rules that affect your use of the property or impose unexpected maintenance costs.

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 Sicily?

Do I need a specific visa to buy property in Sicily right now?

You do not need a specific visa to buy property in Sicily in January 2026, and you can legally complete much of the purchase process while visiting on a tourist stay, though you will need to handle certain paperwork and be present (or appoint someone via power of attorney) for the final signing.

The single most common administrative blocker for foreign buyers without Italian residency is not having a codice fiscale, which is required for virtually every step of the transaction from signing contracts to registering utilities.

Yes, you need a local tax ID (the codice fiscale) before buying property in Sicily, and foreigners can typically obtain one through Italian consulates abroad or directly at a local Agenzia delle Entrate office in Italy.

A typical document set for foreign buyers includes a valid passport, the codice fiscale, proof of funds or mortgage pre-approval, and any power of attorney documents if you cannot attend the final deed signing in person.

Does buying property help me get residency and citizenship in Sicily in 2026?

As of early 2026, buying property in Sicily does not automatically grant you residency or citizenship, and Italy has no "golden visa" program that offers residency purely based on purchasing a home.

Italy does have an Investor Visa, but it requires qualified investments (such as 500,000 euros in an Italian company or 2 million euros in government bonds), not residential property purchases.

The most common pathway for foreigners who want to live in Sicily without working is the Elective Residency Visa, which requires proof of stable passive income (typically 31,000 euros or more per year) and health insurance, and while owning property supports your application by proving accommodation, it does not replace these financial requirements.

We give you all the details you need about the different pathways to get residency and citizenship in Sicily here.

Can I legally rent out property on my visa in Sicily right now?

Your visa status generally does not restrict your ability to own and rent out property in Sicily, since rental income is treated as passive investment income rather than employment, though you must comply with Italian tax filing requirements regardless of where you live.

You do not need to live in Italy to rent out your Sicilian property, and many foreign owners manage their rentals remotely, though you will need a reliable local setup for guest registration, key handover, and maintenance if you do short-term rentals.

Other important details for foreign landlords include registering for the CIN code if you do tourist rentals, understanding that rental income is taxed (often via the cedolare secca flat tax), and knowing that platforms like Airbnb may withhold taxes on your behalf for Italian guests.

We cover everything there is to know about buying and renting out in Sicily here.

How does the buying process actually work step-by-step in Sicily?

What are the exact steps to buy property in Sicily right now?

The standard sequence to buy property in Sicily is: first get your codice fiscale and open an Italian bank account if needed, then make an offer (proposta), sign a preliminary contract (compromesso) with a deposit, have your notary perform due diligence checks, and finally sign the deed of sale (rogito) at the notary's office where you pay the taxes and complete the transfer.

You do not have to be physically present for every step, and many foreign buyers use a power of attorney (procura) arranged through a notary to authorize someone to sign on their behalf, especially for the final rogito.

The step that makes the deal legally binding for both buyer and seller is typically the signing of the preliminary contract (compromesso), at which point you pay a deposit (usually 10% to 30%) and both parties are committed, with penalties if either side backs out.

The typical end-to-end timeline from accepted offer to final registration in Sicily ranges from 6 to 12 weeks for straightforward transactions, though complex properties or mortgage financing can extend this to 3 or 4 months.

We have a document entirely dedicated to the whole buying process our pack about properties in Sicily.

Is it mandatory to get a lawyer or a notary to buy a property in Sicily right now?

A notary is effectively mandatory for buying property in Sicily because Italian law requires the notary to formalize and register the transfer of ownership, while hiring a lawyer is optional but often recommended for foreign buyers dealing with complex situations or language barriers.

The key difference is that the notary in Sicily is a public official who ensures the transaction is legally valid and registered with the land registry, while a lawyer is your private advocate who can review contracts, negotiate terms, and protect your specific interests throughout the process.

One key item to include in your lawyer or notary engagement scope is explicit verification of the property's urban planning compliance (conformità urbanistica) with the local Comune, which confirms that the building matches official records and has all required permits.

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 Sicily?

How do I verify title and ownership history in Sicily right now?

The official registry you should use to verify title and ownership history in Sicily is the Conservatoria dei Registri Immobiliari (land registry), and your notary will typically access this on your behalf as part of standard due diligence.

The key document you should request to confirm ownership is the visura ipotecaria, which shows the current registered owner and any mortgages or encumbrances on the property.

A realistic look-back period for ownership history checks in Sicily is 20 years, which is the standard timeframe notaries examine to ensure the chain of title is clean and there are no lurking claims.

One clear red-flag finding that should stop or pause a purchase is discovering unresolved inheritance disputes or multiple heirs who have not formally agreed to sell, which is surprisingly common with older family properties in Sicily.

You will find here the list of classic mistakes people make when buying a property in Sicily.

How do I confirm there are no liens in Sicily right now?

The standard way to confirm there are no liens or encumbrances on a property in Sicily is to request a visura ipotecaria from the Conservatoria dei Registri Immobiliari, which your notary will obtain and review as part of the transaction.

One common type of lien buyers should specifically ask about in Sicily is outstanding condominium fees (spese condominiali arretrate), because under Italian law, unpaid fees from the previous owner can transfer to the new buyer for up to two years of arrears.

The single best form of written proof showing lien status is the certificato ipotecario, a formal certificate from the land registry that documents all registered mortgages, judicial attachments, and other encumbrances against the property.

How do I check zoning and permitted use in Sicily right now?

The authority you should use to check zoning and permitted use in Sicily is the local Comune (municipality), specifically the Ufficio Tecnico (technical office), which maintains the urban planning records for all properties in its jurisdiction.

The document that typically confirms zoning classification in Sicily is the certificato di destinazione urbanistica (CDU), which states what the land is zoned for and what types of construction or use are permitted.

One common zoning pitfall that foreign buyers frequently miss in Sicily is purchasing rural or agricultural-zoned land expecting to build or extend, only to discover that construction is prohibited or severely limited in that zone.

Can I get a mortgage as a foreigner in Sicily, and on what terms?

Do banks lend to foreigners for homes in Sicily in 2026?

As of early 2026, yes, many Italian banks do lend to foreigners for home purchases in Sicily, though the terms are typically more conservative than what Italian residents receive.

The realistic loan-to-value range that foreign borrowers commonly see in Sicily is 50% to 70%, compared to 80% or higher for Italian residents, meaning you will need a larger down payment.

The most common eligibility requirement that determines whether a foreigner qualifies for a mortgage in Sicily is demonstrating stable, verifiable income, with banks often requiring income documentation that can be validated internationally (such as tax returns and employment contracts translated into Italian).

You can also read our latest update about mortgage and interest rates in Italy.

Which banks are most foreigner-friendly in Sicily in 2026?

As of early 2026, the banks most commonly cited as foreigner-friendly for mortgages in Sicily are UniCredit, Intesa Sanpaolo, and Crédit Agricole Italia, all of which have established processes for handling international documentation.

The single most important feature that makes these banks more foreigner-friendly in Sicily is their willingness to accept income documented in foreign currencies and their ability to process applications in English or with English-speaking staff.

These banks generally will lend to non-residents in Sicily, though non-residents typically face lower maximum loan-to-value ratios (often capped at 50% to 60%) and may need to provide additional guarantees or larger deposits compared to resident borrowers.

We actually have a specific document about how to get a mortgage as a foreigner in our pack covering real estate in Sicily.

What mortgage rates are foreigners offered in Sicily in 2026?

As of early 2026, foreigners buying property in Sicily typically see mortgage interest rates ranging from about 3.8% to 5.0% for fixed-rate loans and 4.2% to 5.7% for variable-rate loans, which is roughly 0.6 to 1.5 percentage points higher than what Italian residents pay.

Fixed-rate mortgages in Sicily are currently priced at the lower end of the foreigner range because they carry less repricing risk for banks, while variable rates start higher but could decrease if European Central Bank rates fall, though they also carry the risk of increasing if rates rise.

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 Sicily?

What are the total closing costs as a percent in Sicily in 2026?

The typical total closing cost percentage for foreign buyers purchasing property in Sicily in 2026 is around 9% to 13% of the purchase price, assuming you do not qualify for "prima casa" (primary residence) tax benefits.

The realistic range covering most standard transactions runs from about 5% to 9% if you qualify for first-home benefits, up to 9% to 13% if you are buying a second home or do not meet residency requirements for the reduced rates.

The specific fee categories that make up total closing costs in Sicily include the purchase tax (imposta di registro or VAT), notary fees, real estate agency commission, and smaller costs for document handling and registration.

The single biggest contributor to closing costs in Sicily is usually the purchase tax, which is 9% of the cadastral value for most private resale purchases without first-home benefits, or 10% VAT on new builds from developers.

If you want to go into more details, we also have a blog article detailing all the property taxes and fees in Sicily.

What annual property tax should I budget in Sicily in 2026?

As of early 2026, foreign owners of a second home in Sicily should budget roughly 900 to 2,400 euros per year for annual property tax (IMU) on a property worth around 200,000 euros, which translates to approximately 950 to 2,550 USD or 900 to 2,400 EUR at current exchange rates.

Annual property tax in Sicily is assessed based on the property's cadastral value (not market value) multiplied by a rate set by your local Comune, so the exact amount depends on both the official valuation of your property and which municipality it is located in.

How is rental income taxed for foreigners in Sicily in 2026?

As of early 2026, foreign owners renting out property in Sicily typically face an effective tax rate of 21% on short-term rental income for their first property, or 26% starting from their second short-let property, if they opt for the cedolare secca flat-tax regime.

The basic requirement foreign owners must follow is to declare rental income on an Italian tax return (or have it withheld by platforms like Airbnb for certain bookings), and they should obtain a codice fiscale and potentially appoint an Italian tax representative if they are non-resident.

What insurance is common and how much in Sicily in 2026?

As of early 2026, the typical annual home insurance premium in Sicily ranges from about 180 to 450 euros (190 to 475 USD) for an apartment, and 350 to 900 euros (370 to 950 USD) for a villa or detached house, depending on coverage levels and property value.

The most common type of property insurance coverage that owners carry in Sicily is a combined policy covering fire damage and civil liability, which protects against both property damage and claims if someone is injured on your property.

The biggest factor that makes insurance premiums higher or lower for the same property type in Sicily is the rebuild value and location, with coastal properties and those in seismic zones often carrying higher premiums due to weather exposure and earthquake risk add-ons.

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 Sicily, 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 (Italian Revenue Agency)	Italy's official tax authority explaining property purchase taxes.	We used it to state official purchase tax rates like the 9% registration tax. We also used it to explain the tax split between private sellers and developer sales.
Agenzia delle Entrate - Cedolare Secca	The official page describing Italy's flat-tax option for rentals.	We used it to cite the 21% and 26% flat-tax rates for short-term rentals. We used it to describe how rental income taxation works for non-resident owners.
MEF - Dipartimento delle Finanze (IMU)	The national finance ministry explaining municipal property tax rules.	We used it to confirm when IMU applies to second homes. We used it to frame the annual property tax budgeting section.
Agenzia delle Entrate - Services for Foreigners	The revenue agency's official hub for foreign taxpayers.	We used it to explain the codice fiscale requirement. We used it to support the section on local tax ID requirements.
Italian Consulate - Codice Fiscale	An official consular explainer of the Italian tax code.	We used it to define the codice fiscale in plain terms. We used it to describe how foreigners typically obtain one.
Consiglio Nazionale del Notariato	The national notaries' body publishing consumer guides.	We used it to ground the notary and lawyer discussion. We used it to support buyer-friendly explanations of how transfers work.
Notaio.org	A notary portal centralizing official consumer guides and procedures.	We used it to reinforce the notary's role in checks and completion. We used it to structure the step-by-step buying process section.
Italian Consulate - Elective Residency	An official visa category page from Italy's foreign ministry network.	We used it to explain that residency requires income proof, not property. We used it to separate buying property from getting residency.
Investor Visa for Italy (Official Portal)	The official government portal explaining the Investor Visa framework.	We used it to clarify that the Investor Visa requires qualified investments. We used it to warn readers not to confuse property purchase with investor visas.
Ministry of Tourism - CIN/BDSR Portal	The tourism ministry explaining national registration for tourist rentals.	We used it to describe compliance steps for short-term rentals. We used it to make the rental section concrete and current.
Gazzetta Ufficiale	Italy's official journal publishing binding legal notices.	We used it as proof that the tourist rental database became operational. We used it to support statements about CIN requirements.
Bank of Italy - Interest Rates Statistics	The central bank's official statistics gateway for lending rates.	We used it as the anchor for mortgage pricing context. We then applied a foreigner premium estimate based on market data.
Facile.it (ABI Market Summary)	ABI is Italy's banking association; this summarizes practical mortgage rates.	We used it to triangulate street-level mortgage rate direction in late 2025. We used it only as a supplement to central bank framing.
IVASS - Italian Insurance Regulator	Italy's insurance regulator publishing market data and oversight reports.	We used it to anchor insurance market context. We estimated premium ranges based on typical retail pricing patterns.

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.