Authored by the expert who managed and guided the team behind the Italy Property Pack
Yes, the analysis of Tuscany's property market is included in our pack
Most foreigners can legally buy and own residential property in Tuscany, including the land underneath it.
The real complexity in Tuscany is not about whether you can own property, but about what you can change once you own it, due to strict landscape and heritage rules.
We constantly update this blog post to reflect the latest legal requirements and market conditions.
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 Tuscany.
Insights
- Non-EU buyers in Tuscany face a "reciprocity check" that depends entirely on their home country's treaties with Italy, meaning an American and a Chinese buyer may have completely different purchasing rights.
- Tuscany's landscape protection rules under the PIT/PPR framework can be stricter than ownership rules, often blocking renovations that buyers assume will be straightforward.
- Total buyer-side costs for a typical resale home in Tuscany range from 10% to 15% of the purchase price, including registration tax, notary fees, and agency commissions.
- Rural Tuscan properties with farmland can trigger "prelazione agraria," a pre-emption right that allows neighboring farmers to match your offer and buy the property instead.
- A codice fiscale (Italian tax code) is required before any property purchase in Tuscany, and foreigners can often obtain it remotely through Italian consulates.
- Buying a new-build property in Tuscany from a developer can push all-in costs to 12% to 20% due to VAT instead of registration tax.
- Properties in protected areas like Val d'Orcia may require special permits from the Soprintendenza (cultural heritage authority) even for minor exterior changes.
- The Italian government can exercise a pre-emption right on culturally protected properties, adding up to 60 days to your transaction timeline.
- A typical property purchase in Tuscany takes 6 to 12 weeks from accepted offer to final deed, with rural properties often requiring more time for additional checks.
Can a foreigner legally own land in Tuscany right now?
Can foreigners own land in Tuscany in 2026?
As of early 2026, most foreigners can legally buy and own residential land in Tuscany without major restrictions, though non-EU citizens may need to satisfy a "reciprocity" requirement based on their nationality.
When reciprocity is not satisfied for your specific nationality, Italy does not impose a Tuscany-specific ban but rather a national rule that limits certain property rights for citizens of that country.
If direct ownership is restricted, the closest legal alternatives in Tuscany are long-term leases (which grant use rights but not ownership) or a "diritto di superficie" (surface right) that allows you to own a building separately from the land for a defined period.
Nationality-based restrictions do exist in Tuscany because the reciprocity check treats foreigners differently depending on whether their home country grants similar property rights to Italian citizens.
Can I own a house but not the land in Tuscany in 2026?
As of early 2026, Italian law allows foreigners to own a building separately from the land it sits on through a properly structured "diritto di superficie" (surface right), though this arrangement is less common than standard freehold purchases in Tuscany.
When you own a structure through a surface right in Tuscany, you receive a title that is recorded in the land registry (Conservatoria dei Registri Immobiliari) just like other real property rights.
If the surface right has a time limit and expires, ownership of the building typically reverts to the landowner unless the contract specifies renewal terms or other arrangements.
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.
Do rules differ by region or city for land ownership in Tuscany right now?
The rules about whether a foreigner can own property are set at the national level in Italy, so there is no difference between buying in Florence, Siena, or a small hill town in Tuscany.
However, what varies dramatically across Tuscany is planning and landscape constraints, meaning some areas have much stricter rules about what you can renovate, build, or change on your property.
These regional differences exist because Tuscany's PIT/PPR landscape protection framework designates certain zones (like Val d'Orcia, Chianti hills, and coastal areas) as having special heritage value that requires extra permits for any modifications.
We cover a lot of different regions and cities in our pack about the property market in Tuscany.
Can I buy land in Tuscany through marriage to a local in 2026?
As of early 2026, marriage to an Italian citizen does not automatically override the reciprocity requirement for non-EU foreigners in Tuscany, though it may affect your residency status and practical options for structuring a purchase.
A foreign spouse buying property in Tuscany should ensure they have a properly drafted marriage contract or separate ownership agreement, especially when the property is purchased using both spouses' funds.
If the marriage ends in divorce in Tuscany, the division of property follows Italian family law principles, which generally consider when the property was acquired and the matrimonial property regime (comunione or separazione dei beni) chosen by the couple.
There is a lot of mistakes you can make, we cover 99% of them in our list of risks and pitfalls people face when buying property in Tuscany.
We have made this infographic to give you a quick and clear snapshot of the property market in Italy. It highlights key facts like rental prices, yields, and property costs both in city centers and outside, so you can easily compare opportunities. We’ve done some research and also included useful insights about the country’s economy, like GDP, population, and interest rates, to help you understand the bigger picture.
What eligibility and status do I need to buy land in Tuscany?
Do I need residency to buy land in Tuscany in 2026?
As of early 2026, there is no residency requirement for foreigners to purchase residential property in Tuscany, and many non-residents successfully buy homes without living in Italy.
No specific visa or permit is typically required just to complete a property purchase in Tuscany, though you will need a codice fiscale (tax identification number) and valid identification documents.
Foreigners can legally buy property in Tuscany remotely without being physically present by granting a power of attorney (procura) to a representative, often arranged through an Italian notary or consulate.
Do I need a local tax number to buy lands in Tuscany?
Yes, you need an Italian codice fiscale (tax identification number) before you can purchase any property in Tuscany, and this is a non-negotiable requirement for signing the deed and registering utilities.
Obtaining a codice fiscale as a foreigner in Tuscany is relatively straightforward and can often be done in a single visit to an Agenzia delle Entrate office or remotely through an Italian consulate in your home country.
While not legally mandatory, opening a local Italian bank account is highly practical for property buyers in Tuscany because it simplifies paying the seller, notary fees, taxes, and ongoing bills through SEPA-compatible transfers.
Is there a minimum investment to buy land in Tuscany as of 2026?
As of early 2026, there is no minimum investment amount required for foreigners to purchase a standard residential property in Tuscany, so you can legally buy anything from a small apartment to a large estate.
Italy does offer investor visa programs with minimum thresholds, but these are separate pathways for residency and do not affect your basic right to purchase a home in Tuscany at any price point.
Are there restricted zones foreigners can't buy in Tuscany?
For standard residential property in Tuscany, Italy does not operate restricted zones that ban foreign purchases like some countries do for coastal or border areas.
However, Tuscany has a different kind of restriction: many areas fall under landscape protection (PIT/PPR) or cultural heritage rules (D.Lgs. 42/2004) that heavily limit what you can build or renovate, even if you can freely buy the property.
To verify whether a specific property in Tuscany falls within a protected zone, you can use the official Geoportale mapping tool provided by Regione Toscana, which shows exactly which constraints apply to any parcel.
Can foreigners buy agricultural, coastal or border land in Tuscany right now?
Foreigners can generally purchase agricultural, coastal, and border land in Tuscany, though each category comes with specific complications that require extra due diligence.
Agricultural land in Tuscany can trigger "prelazione agraria," a legal pre-emption right that allows qualifying farmers, tenants, or neighboring landowners to match your accepted offer and purchase the property instead, which can delay or derail your deal.
Coastal land in Tuscany often falls under strict landscape protection rules that limit construction, renovations, and even minor changes like fences or pools, so buyers should check the Geoportale maps before committing.
Land near national borders in Tuscany does not face the same restrictions found in some other countries, but any property in protected landscape contexts will still require compliance with PIT/PPR regulations.
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What are the safest legal structures to control land in Tuscany?
Is a long-term lease equivalent to ownership in Tuscany right now?
A long-term lease in Tuscany is not equivalent to ownership because it grants contractual use rights rather than the full bundle of property rights, making it weaker for resale, financing, and long-term security.
There is no single maximum lease length in Tuscany, but leases exceeding 9 years require formal registration in the land registry, and renewal depends entirely on the contract terms you negotiate.
Foreigners can sometimes sell, transfer, or bequeath their lease rights in Tuscany, but only if the original contract explicitly permits assignment or subletting, so you must ensure transferability is built into the agreement.
Can I buy land in Tuscany via a local company?
Yes, foreigners can purchase property in Tuscany through a locally registered Italian company, though this structure is usually overkill for a single residential home and introduces extra compliance, accounting, and banking requirements.
There is no specific ownership percentage or shareholding structure required for a foreign-owned company to hold residential property in Tuscany, but you should expect thorough KYC (know your customer) checks and beneficial owner disclosure during the purchase process.
What "grey-area" ownership setups get foreigners in trouble in Tuscany?
Grey-area ownership arrangements are less common in Tuscany than in countries with strict foreign ownership bans, but they still exist and can lead to serious legal and financial problems for unsuspecting buyers.
The most common risky setups in Tuscany include unrecorded side agreements where you pay but title stays in a friend's or nominee's name, and under-declaring the purchase price to reduce taxes, which Italy explicitly warns against.
If Italian authorities discover you are using an illegal or grey-area structure in Tuscany, consequences can include tax reassessments with penalties, loss of the property with little legal recourse, and difficulty selling or mortgaging the property later.
By the way, you can avoid most of these bad surprises if you go through our pack covering the property buying process in Tuscany.
We did some research and made this infographic to help you quickly compare rental yields of the major cities in Italy versus those in neighboring countries. It provides a clear view of how this country positions itself as a real estate investment destination, which might interest you if you’re planning to invest there.
How does the land purchase process work in Tuscany, step-by-step?
What are the exact steps to buy land in Tuscany right now?
The typical property purchase process in Tuscany involves six main steps: obtaining your codice fiscale, finding and checking the property, making an offer, signing a preliminary contract (compromesso) with a deposit, completing notary due diligence, and signing the final deed (rogito) before the notary who handles registration.
A straightforward property purchase in Tuscany usually takes 6 to 12 weeks from accepted offer to final deed, with simple city apartments often completing faster and rural properties with land typically requiring more time for additional checks.
Key documents you will sign during a Tuscany property purchase include an offer or proposal (sometimes binding), a preliminary contract that locks in terms and deposit, and the final notarized deed that transfers ownership and gets recorded in the land registry.
What scams are common when it comes to buying land in Tuscany right now?
What scams target foreign land buyers in Tuscany right now?
Outright fraud is relatively rare in Tuscany compared to some emerging markets, but foreign buyers still face risks from misleading sellers, hidden property defects, and pressure tactics during negotiations.
The most common problems targeting foreign buyers in Tuscany include "too good to be true" rural listings where the seller cannot produce clean title, properties with hidden illegal works (unpermitted annexes, pools, or conversions), and deposit demands before proper registry checks are completed.
Top warning signs of a potentially fraudulent deal in Tuscany include sellers who resist notary involvement or rush deposits, properties priced far below market without explanation, and any reluctance to provide cadastral documents or registry inspections.
Foreigners who fall victim to property problems in Tuscany have legal recourse through Italian courts, but litigation is slow and expensive, which is why prevention through proper due diligence is far more effective than trying to recover losses later.
We cover all these things in length in our pack about the property market in Tuscany.
How do I verify the seller is legit in Tuscany right now?
The best way to verify a seller's legitimacy in Tuscany is to use the notary process properly, as the notaio is legally required to check the seller's identity, ownership rights, and authorization to sell before completing any transaction.
You can confirm a clean title in Tuscany by obtaining an "ispezione ipotecaria" (registry inspection) through the Agenzia delle Entrate, which shows the ownership chain, any disputes, and whether the seller is the rightful owner.
To check for existing liens, mortgages, or debts attached to a property in Tuscany, the same registry inspection reveals all encumbrances, seizures, and easements recorded against the property.
The notaio is the most essential professional for verifying seller legitimacy in Tuscany because Italian law requires notaries to perform these checks, and the notary bears legal responsibility for ensuring the transaction is valid.
How do I confirm land boundaries in Tuscany right now?
The standard procedure for confirming land boundaries before purchase in Tuscany is to review cadastral maps and records through the Agenzia delle Entrate, then compare them against the physical property to identify any discrepancies.
Official documents you should review in Tuscany include the "visura catastale" (cadastral extract), cadastral maps showing parcel boundaries, and the property deed which describes the land and any access rights or easements.
Hiring a licensed geometra (surveyor) is strongly recommended for boundary verification in Tuscany, especially for rural properties, because they can reconcile on-the-ground reality with official records and identify problems before you buy.
Common boundary-related problems foreign buyers encounter in Tuscany include fences or olive groves that do not match cadastral records, unclear access road rights, and disputes with neighbors over strips of land that were never properly documented.
Buying real estate in Tuscany 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.
What will it cost me, all-in, to buy and hold land in Tuscany?
What purchase taxes and fees apply in Tuscany as of 2026?
As of early 2026, the total purchase taxes and fees for a typical resale home in Tuscany range from about 10% to 15% of the purchase price (roughly 10,000 to 15,000 EUR per 100,000 EUR or 11,000 to 16,500 USD), depending on whether you qualify for reduced rates.
Typical closing costs for residential property in Tuscany break down into registration tax (the largest component for resale purchases), notary and registration fees of around 1% to 2.5% of the price, and agency commission of 2% to 5% plus VAT if you use an agent.
The main individual costs include: registration tax (calculated on cadastral value under the "prezzo-valore" system for eligible purchases), fixed mortgage and cadastral taxes, notary fees, agency fees, and any translation or interpreter costs for non-Italian speakers.
These taxes and fees are generally the same for foreign buyers as for Italian buyers in Tuscany, though foreigners rarely qualify for "prima casa" (first home) tax reductions unless they establish residency.
What hidden fees surprise foreigners in Tuscany most often?
Hidden fees in Tuscany typically add 2% to 5% beyond what buyers initially budget (roughly 2,000 to 5,000 EUR per 100,000 EUR purchase or 2,200 to 5,500 USD), with renovation-related costs and agency fees causing the biggest surprises.
Top specific hidden fees in Tuscany include: landscape permit and architect costs for properties in protected PIT/PPR zones (potentially several thousand euros), cultural heritage procedures if the Soprintendenza is involved, agency fees where both buyer and seller pay (contrary to some countries' norms), and geometra surveys for rural boundary verification.
These hidden fees typically appear at different stages in Tuscany: agency fee clarity should come before you sign anything, permit realities emerge during due diligence, and boundary issues often surface only when you commission a survey after the preliminary contract.
Foreign buyers can protect themselves from unexpected fees in Tuscany by getting a complete cost breakdown in writing before signing the preliminary contract, using the Geoportale to check landscape constraints early, and budgeting an extra 3% to 5% contingency for rural or older properties.
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 Tuscany, 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 |
|---|---|---|
| Italian Ministry of Foreign Affairs (MAECI) | Official government source for reciprocity rules affecting foreign buyers. | We used it to explain when non-EU foreigners can buy property in Italy. We referenced it for the nationality-based reciprocity check process. |
| Agenzia delle Entrate - Purchase Guide | Italy's tax authority with the official updated buyer guide. | We used it for the core purchase tax framework and registration logic. We based our all-in cost estimates on their official tax rules. |
| Agenzia delle Entrate - Codice Fiscale Guide | Official instructions for foreigners obtaining an Italian tax code. | We used it to explain why and when you need a codice fiscale. We described the practical ways to obtain it from abroad. |
| Regione Toscana - PIT/PPR | Tuscany's official regional landscape and planning framework. | We used it to explain Tuscany-specific renovation and building restrictions. We referenced it for protected zone information. |
| Regione Toscana - Geoportale | Official map viewer showing landscape constraints by property. | We used it as a practical tool for buyers to check property restrictions. We recommended it for pre-purchase due diligence. |
| Normattiva - D.Lgs. 42/2004 | Italy's official legislation portal with the cultural heritage code. | We used it as the legal foundation for heritage constraints in Tuscany. We referenced it for special procedures on protected properties. |
| Agenzia delle Entrate - Registry Inspections | Official guide for checking cadastral and mortgage registry data. | We used it to explain how buyers verify ownership and liens. We incorporated it into our scam prevention recommendations. |
| ISTAT - House Price Index | Italy's national statistics institute with official price data. | We used it to ground market trend statements in official statistics. We avoided relying solely on listing portals for price information. |
| Banca d'Italia - Housing Survey | Italy's central bank with professional market analysis. | We used it as a second signal on market conditions. We triangulated it with ISTAT data for confidence. |
| Soprintendenza Siena - Pre-emption Guide | Ministry of Culture office explaining cultural asset procedures. | We used it to explain the public pre-emption risk on protected properties. We translated the concept into practical buyer steps. |
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