Authored by the expert who managed and guided the team behind the Italy Property Pack
Yes, the analysis of Sicily's property market is included in our pack
If you're a foreigner looking to buy residential property in Sicily in 2026, understanding the full cost picture beyond the purchase price is essential to avoid surprises.
We constantly update this blog post to reflect the latest tax rules, professional fees, and local regulations that affect buyers in Sicily.
This guide breaks down every cost, tax, and fee you'll encounter, from closing costs to annual ownership expenses and eventual selling costs.
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.
Overall, how much extra should I budget on top of the purchase price in Sicily in 2026?
How much are total buyer closing costs in Sicily in 2026?
As of early 2026, total buyer closing costs in Sicily typically range from 7% to 15% of the purchase price for resale properties, or roughly €7,000 to €15,000 (about $7,600 to $16,300 or £6,000 to £12,800) for every €100,000 spent.
If you keep expenses to the bare legal minimum in Sicily, such as qualifying for the "prima casa" benefit, buying without an agent, and having a straightforward title, you could pay as little as 5% to 7% extra, which translates to around €5,000 to €7,000 ($5,400 to $7,600) on a €100,000 property.
On the higher end, especially for new-build purchases subject to VAT, buyers in Sicily should realistically plan for 20% to 25% extra, meaning €20,000 to €25,000 ($21,700 to $27,200) or more on a €100,000 purchase.
The main factors that determine where you fall in this range are whether you're buying a resale or a new-build (VAT versus registration tax), whether you qualify for "prima casa" reduced rates, whether you use a real estate agent, and how complex your legal and technical checks need to be given the property's condition and documentation.
What's the usual total % of fees and taxes over the purchase price in Sicily?
For most foreign, non-resident buyers purchasing resale property in Sicily, the usual total percentage of fees and taxes runs between 8% and 14% of the purchase price.
The realistic low-to-high range that covers most standard property transactions in Sicily spans from about 7% for the leanest deals to around 20% for new-builds with full professional support.
Of that total percentage, government taxes typically account for 3% to 7% of the effective cost (calculated on cadastral value for resales, which is often below market price), while professional service fees like notary, agent, and legal checks add another 4% to 8%.
By the way, you will find much more detailed data in our property pack covering the real estate market in Sicily.
What costs are always mandatory when buying in Sicily in 2026?
As of early 2026, the mandatory costs when buying property in Sicily include the purchase tax (either registration tax for resales or VAT for new-builds), plus mortgage and cadastral taxes, and the notary's fees for drafting and filing the deed.
Optional but highly recommended costs for foreign buyers in Sicily include an independent technical survey by a geometra or engineer to verify permits and building conformity, professional translation or interpreter services at signing, and extra due diligence on condominium statements, utilities, and any pending municipal compliance issues.
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What taxes do I pay when buying a property in Sicily in 2026?
What is the property transfer tax rate in Sicily in 2026?
As of early 2026, the property transfer tax rate in Sicily is 9% of the cadastral value for resale purchases without "prima casa" benefits, or 2% if you qualify for the reduced "prima casa" rate.
There is no extra transfer tax or foreigner surcharge for non-Italian buyers purchasing property in Sicily, as the key driver is whether you qualify for "prima casa" status rather than your nationality.
Buyers pay VAT on residential property purchases in Sicily only when the sale is subject to VAT, which typically happens when buying from a developer or company, with rates of 4% (prima casa), 10% (standard residential), or 22% (luxury categories) applied to the purchase price.
For resale purchases taxed with proportional registration tax in Sicily, the formalities needed for land registry and cadastre are generally exempt from stamp duty, though you may see small administrative lines in the notary invoice for certain documents.
Are there tax exemptions or reduced rates for first-time buyers in Sicily?
Italy's main tax exemption for buyers in Sicily is the "prima casa" benefit, which reduces registration tax from 9% to 2% on resales or VAT from 10% to 4% on new-builds, potentially saving thousands of euros on a typical purchase.
If you buy property through a company in Sicily, you typically cannot benefit from "prima casa" the way individuals do, and while VAT may be recoverable depending on the company's activity, other taxes and ongoing compliance costs tend to rise.
There is a significant tax difference between new-build and resale properties in Sicily, because resales are taxed via registration tax on cadastral value (often well below market price), while new-builds face VAT calculated on the full purchase price.
To qualify for "prima casa" benefits in Sicily, you must meet conditions including establishing residency in the municipality within 18 months, not owning other "prima casa" properties, and providing documentation proving eligibility at the notary signing.
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 Sicily in 2026?
How much does a notary or conveyancing lawyer cost in Sicily in 2026?
As of early 2026, notary fees in Sicily typically cost between 1% and 2.5% of the purchase price, so for a €150,000 property you might pay €1,500 to €3,750 (about $1,600 to $4,100 or £1,280 to £3,200), plus 22% VAT on the professional portion.
Notary fees in Sicily are generally charged as a percentage of the property price, though they may include minimum fixed components for lower-value transactions because of the baseline work and overheads involved.
Translation or interpreter services for foreign buyers in Sicily typically cost €200 to €600 ($220 to $650) for a professional interpreter at signing, and €300 to €1,200 ($325 to $1,300) or more if you need document translation for contracts and technical reports.
While not mandatory, a tax advisor in Sicily is worth considering if you plan to rent out the property or want to optimize "prima casa" timing, with consultation fees typically running €300 to €1,000 ($325 to $1,100) for purchase setup or €800 to €2,000 ($870 to $2,175) if ongoing filings are included.
We have a whole part dedicated to these topics in our our real estate pack about Sicily.
What's the typical real estate agent fee in Sicily in 2026?
As of early 2026, the typical real estate agent fee in Sicily ranges from 2% to 5% of the purchase price, plus 22% VAT where applicable, so on a €200,000 property you might pay €4,000 to €10,000 (about $4,350 to $10,870) in commission.
In Sicily, agent commission is often paid by both buyer and seller, with each side paying their own agent when the agent introduced both parties, though some deals are structured as seller-only or buyer-only depending on the listing mandate.
The realistic low-to-high range for agent fees in Sicily spans from around 2% for straightforward deals negotiated directly to 5% or higher for premium properties or when working with agents offering extensive services.
How much do legal checks cost (title, liens, permits) in Sicily?
Legal checks including title search, liens verification, and permits review in Sicily typically cost €300 to €900 ($325 to $980) for basic extra checks, or €1,000 to €3,000 ($1,085 to $3,260) for heavier due diligence on older buildings, rural properties, or complex renovations.
Property valuation fees in Sicily typically cost €300 to €600 ($325 to $650), and if you take a mortgage, the bank may require its own appraisal which adds to this cost.
The most critical legal check you should never skip in Sicily is the technical survey for building conformity (conformità), because non-compliant renovations or missing permits can cost far more to fix than any tax savings, making this inspection essential for older Sicilian properties.
Buying a property with hidden issues is something we mention in our list of risks and pitfalls people face when buying real estate in Sicily.
Get the full checklist for your due diligence in Sicily
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What hidden or surprise costs should I watch for in Sicily right now?
What are the most common unexpected fees buyers discover in Sicily?
The most common unexpected fees buyers discover in Sicily include condominium arrears (where you can be jointly liable with the seller for current and previous year contributions), extraordinary building works already decided by the condominium, non-compliant renovations requiring costly fixes, and utility connection or reactivation fees in older homes.
Yes, you could potentially inherit problems tied to the property in Sicily, as Italian law makes buyers jointly liable with sellers for certain condominium contributions for the current and previous year, so you must always demand an administrator's statement before completion.
Buyers do get scammed in Sicily, especially foreign buyers shopping remotely, with common patterns including pressure to send deposits to non-traceable accounts, fake agency fees before formal paperwork, and sellers refusing independent verification, so you should always pay deposits only under professional handling and insist on traceable payments.
Fees usually not disclosed upfront in Sicily include upcoming extraordinary condominium works, costs to regularize building plans or permits, utility reactivation fees, and compliance registration costs if you plan to rent short-term later.
In our property pack covering the property buying process in Sicily, we go into details so you can avoid these pitfalls.
Are there extra fees if the property has a tenant in Sicily?
If the property has a tenant in Sicily, you should budget €300 to €800 ($325 to $870) or more for legal and administrative review of the existing lease, plus potential settlement or negotiation costs if you need vacant possession.
When purchasing a tenanted property in Sicily, you inherit the existing lease agreement, meaning you step into the previous landlord's shoes and must honor the lease terms, including rent amount, duration, and termination provisions.
Terminating an existing lease immediately after purchase in Sicily is generally not possible, as Italian tenant protection laws require respecting the lease term, and you can only terminate early under specific legal grounds such as personal need for the property with proper notice periods.
A sitting tenant in Sicily typically affects the property's market value negatively, often resulting in a 10% to 20% discount compared to vacant properties, but this can also give you negotiating leverage if you're comfortable with the tenancy timeline.
If you want to optimize your rental strategy, you can read our complete guide on how to buy and rent out in Sicily.
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 Sicily?
Which closing costs are negotiable in Sicily right now?
The closing costs that are typically negotiable in Sicily include agent commission (both the rate and whether the buyer pays at all), who pays for minor documents and certificates, and how the overall deal is packaged (such as price adjustments for furniture included).
Closing costs that are fixed by law or regulation in Sicily and cannot be negotiated include state taxes (registration tax or VAT rates), the notary's essential filing fees with government registries, and cadastral duties, all of which follow the official tax authority framework.
On negotiable fees in Sicily, buyers can realistically achieve discounts of 0.5% to 1% on agent commission rates, or negotiate for the seller to cover specific document costs, especially when properties have issues or have been on the market for a while.
Can I ask the seller to cover some closing costs in Sicily?
In Sicily's property market, asking the seller to cover some closing costs is possible and happens regularly, especially in slower local markets or for properties with documentation gaps, renovation needs, or other issues.
Sellers in Sicily are most commonly willing to cover costs for missing compliance documents, condominium arrears they're responsible for, and sometimes agree to price reductions that effectively offset the buyer's closing costs.
Sellers in Sicily are more likely to accept covering closing costs when their property has been listed for a long time, in less liquid towns away from tourist hotspots, or when the property requires significant work or has documentation problems that reduce buyer interest.
Is price bargaining common in Sicily in 2026?
As of early 2026, price bargaining is more common in Sicily than in many tighter European city markets, with the degree of negotiation depending heavily on micro-location, property condition, and documentation quality.
Buyers in Sicily typically negotiate 5% to 10% below the asking price for properties that aren't perfect, or 10% to 20% below asking for homes needing renovation, with weak paperwork, or in less liquid towns, which could mean €10,000 to €40,000 ($10,850 to $43,500) off a €200,000 listing.
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What monthly, quarterly or annual costs will I pay as an owner in Sicily?
What's the realistic monthly owner budget in Sicily right now?
A realistic monthly owner budget in Sicily, excluding mortgage payments, ranges from €120 to €350 ($130 to $380) for an apartment in a condominium, or €180 to €500 ($195 to $545) or more for a standalone house or villa.
The main recurring expense categories that make up this monthly budget in Sicily include condominium fees (if applicable), utility minimums, waste tax (TARI) accrual, and small maintenance reserves.
The realistic low-to-high range for monthly owner costs in Sicily spans from about €100 ($110) for a small inland apartment with minimal fees to over €600 ($650) for a large villa in a coastal or tourist area with higher service costs and maintenance needs.
The monthly cost that tends to vary the most in Sicily is condominium fees, because these depend on building services (elevator, doorman, garden maintenance), building age and condition, and whether any extraordinary works have been approved.
You can see how this budget affect your gross and rental yields in Sicily here.
What is the annual property tax amount in Sicily in 2026?
As of early 2026, the annual property tax (IMU) in Sicily for second homes typically costs between €400 and €2,000 ($435 to $2,175) or more per year, depending on the property's cadastral value and the specific municipality's rate.
The realistic low-to-high range for annual property taxes in Sicily spans from around €300 ($325) for modest properties in small inland comuni to over €3,000 ($3,260) for larger or luxury properties in premium locations like Taormina or Cefalù.
IMU property tax in Sicily is calculated based on the cadastral value of the property (a government-assigned value often below market price), adjusted by a coefficient, then multiplied by the rate set by each individual municipality, which typically ranges from 0.76% to 1.06%.
Primary residence exemptions exist for IMU in Sicily if the property is your main home (with some exceptions for luxury categories), but most foreign buyers purchasing second homes will pay the full IMU rate set by their property's municipality.
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 Sicily in 2026?
What tax rate applies to rental income in Sicily in 2026?
As of early 2026, the tax rate on rental income in Sicily is 21% under the "cedolare secca" flat tax option for standard long-term rentals, or 10% for eligible "canone concordato" agreements with controlled rents.
Under the cedolare secca regime in Sicily, landlords typically trade the ability to deduct expenses for the simplicity of a flat tax rate, though under ordinary taxation (IRPEF) you can deduct certain costs but face higher complexity and potentially higher rates.
The realistic effective tax rate for typical landlords in Sicily using cedolare secca is exactly 21% (or 10% for eligible contracts) since it's a flat rate with no deductions, while those using ordinary taxation might see effective rates from 23% to 43% depending on their total income bracket.
Foreign property owners in Sicily do not pay a different rental income tax rate than residents, as the cedolare secca option is available to both, though non-residents must still file Italian tax returns and may need to consider their home country's tax treaty with Italy.
Do I pay tax on short-term rentals in Sicily in 2026?
As of early 2026, short-term rental income in Sicily is taxable, with the cedolare secca flat tax rate for short-term lets ("locazioni brevi") set at 21% for your first property or 26% for additional properties under the post-2024 rules.
Short-term rental income in Sicily is taxed differently than long-term rental income because it follows the "locazioni brevi" rules, which include the higher 26% rate possibility, plus you must comply with local tourist tax collection (imposta di soggiorno) and national registration requirements through the Ministry of Tourism's database.
If you want to optimize your rental strategy, you can read our complete guide on how to buy and rent out in Sicily.
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If I sell later, what taxes and fees will I pay in Sicily in 2026?
What's the total cost of selling as a % of price in Sicily in 2026?
As of early 2026, the total cost of selling a property in Sicily typically ranges from 4% to 10% of the sale price, depending mainly on whether you use a real estate agent and whether capital gains tax applies.
The realistic low-to-high percentage range for total selling costs in Sicily spans from about 3% if you sell privately without an agent and no capital gains apply, to 12% or more if you pay full agent commission plus capital gains tax on a taxable sale.
The specific cost categories that typically make up total selling costs in Sicily include agent commission (2% to 5% plus VAT if applicable), notary fees for the seller's side of the transaction, any capital gains tax if triggered, and potentially early mortgage repayment penalties if you have outstanding financing.
The single largest contributor to selling expenses in Sicily is usually the real estate agent commission, which at 3% to 5% plus VAT can easily exceed all other selling costs combined.
What capital gains tax applies when selling in Sicily in 2026?
As of early 2026, capital gains on property sales in Sicily can be taxed at a 26% substitute tax rate, which you can request to be applied by the notary at the time of sale if your gain is taxable under Italian rules.
The main exemption to capital gains tax in Sicily applies if you hold the property for more than five years before selling, or if the property was your primary residence for most of the ownership period, in which cases you typically owe no capital gains tax.
Foreigners do not pay extra taxes or a different capital gains rate when selling property in Sicily, as the 26% substitute tax option and the exemptions based on holding period and primary residence apply equally regardless of nationality.
Capital gain in Sicily is calculated as the difference between the sale price and the original purchase price, with the ability to add documented improvement costs and certain acquisition expenses to reduce the taxable gain.
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 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 - Purchase Taxes | Italy's official tax authority explaining exact taxes due on home purchases. | We used it to anchor the resale versus VAT tax pathways. We also confirmed when certain minor duties are not due. |
| Agenzia delle Entrate - Prima Casa | Official reference for Italy's reduced "prima casa" tax regime. | We used it to define reduced rates including 4% VAT and fixed taxes. We translated this into practical cost impacts for Sicily buyers. |
| Agenzia delle Entrate - Cedolare Secca | Official page for the flat tax option on residential rents. | We used it to confirm long-term rental flat tax rates of 21% and 10%. We explained typical choices for foreign owners. |
| Agenzia delle Entrate - Locazioni Brevi | Official guidance for short-term rental taxation after 2024 changes. | We used it to confirm the 26% short-let cedolare secca rate. We turned this into practical Airbnb-style letting guidance for Sicily. |
| Agenzia delle Entrate - Capital Gains | Official explanation of Italy's capital gains tax at notary. | We used it to confirm the 26% substitute tax option. We explained when it applies for future sales in plain language. |
| MEF - IMU 2026 Process | Finance Ministry explaining how municipalities handle IMU rates for 2026. | We used it to explain why IMU varies by Sicilian municipality. We justified using official municipal prospetti as the source of truth. |
| Consiglio Nazionale del Notariato | National notaries' institution describing the official purchase process. | We used it to justify which checks are standard in Italy. We translated this into mandatory versus recommended cost lists. |
| Ministry of Tourism - BDSR | National tourism ministry's official page on tourist rental registration. | We used it to explain compliance steps for short-term rentals in Sicily. We linked these to real budgeting items for owners. |
| Comune di Palermo - Tourist Tax | Official municipality portal for Palermo's tourist tax rules. | We used it as a concrete Sicily example of local fees for short-term rentals. We explained that rates vary by comune. |
| Immobiliare.it | Italy's leading property portal with market practice data. | We used it to verify agent commission norms and who pays. We cross-checked our bargaining estimates against listing data. |
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