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
Tuscany remains one of the most sought-after regions in Europe for foreign property buyers, from historic Florence apartments to countryside farmhouses in Chianti.
This guide covers everything you need to know about buying property in Tuscany as a foreigner in 2026, including legal requirements, visa rules, taxes, and the step-by-step buying process.
We constantly update this blog post with fresh data on current housing prices in Tuscany and the latest regulatory changes affecting foreign buyers.
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 EU citizens skip entirely, meaning your nationality can add weeks of paperwork even though both groups can legally purchase.
- The preliminary contract (compromesso) in Tuscany typically requires a deposit of 10% to 30%, and walking away means losing that money, so treat it as a serious commitment rather than a casual reservation.
- Foreign buyers in Tuscany often budget 9% to 15% of the purchase price for closing costs when buying resale properties from private sellers, with registration tax alone at 9% for non-primary residences.
- Tuscany's heritage and landscape protections under Italy's Cultural Heritage Code affect roughly half of the region's desirable properties, potentially blocking your dream renovation before you even start.
- Banks in Tuscany typically require foreign non-residents to put down 40% to 50% as a deposit, compared to just 20% to 30% for residents with local income.
- The national CIN (identification code) system launched in 2025 now requires registration for short-term rentals in Tuscany, making tourist rental compliance more formal than ever before.
- Annual property tax (IMU) in Tuscany for a 300,000 euro second home typically runs between 800 and 2,500 euros depending on the municipality, since each Comune sets its own rate.
- Mortgage rates for foreigners buying in Tuscany in 2026 generally range from 3.5% to 5.0% for fixed-rate loans, higher than rates offered to Italian residents with local employment.
- Agricultural land parcels attached to Tuscan farmhouses can trigger statutory pre-emption rights for neighboring farmers, potentially derailing a deal even after you've agreed on price.
What can I legally buy and truly own as a foreigner in Tuscany?
What property types can foreigners legally buy in Tuscany right now?
As of early 2026, foreigners can legally buy and own virtually all residential property types in Tuscany, including apartments, condos, townhouses, detached houses, villas, and farmhouses (casali), in their own name.
The most important legal condition for foreign buyers in Tuscany is Italy's "reciprocity" rule, which means non-EU citizens may need to prove that Italians can buy property in their home country before completing a purchase.
EU, EEA, and Swiss citizens are treated essentially like Italian nationals for property purchases in Tuscany, while non-EU foreigners who are legally residing in Italy generally face no additional barriers beyond standard documentation.
For non-EU buyers without Italian residency, the notary handling your Tuscany property purchase will verify reciprocity through official channels, and most nationalities pass this check without issues, though it can add time to your transaction.
Finally, please note that our pack about the property market in Tuscany is specifically tailored to foreigners.
Can I own land in my own name in Tuscany right now?
Yes, foreigners can own land in their own name in Tuscany, following the same reciprocity and residency rules that apply to buildings, with no Tuscany-specific ban on foreign land ownership.
However, when your Tuscany property includes agricultural land parcels (common with farmhouses and villas), Italy's agricultural pre-emption laws may give existing tenants or qualifying neighboring farmers the first right to buy, which is not a foreigner issue but a rural-land issue you need to navigate.
Your notary should check whether any statutory pre-emption rights apply before you sign, since failing to respect these rights can lead to legal challenges even after you complete the purchase.
By the way, we cover everything there is to know about the land buying process in Tuscany here.
As of 2026, what other key foreign-ownership rules or limits should I know in Tuscany?
As of early 2026, the most impactful rule affecting foreign purchases in Tuscany is not about who can buy, but what you can do after buying, since heritage and landscape protections under Italy's Cultural Heritage Code can severely restrict renovations, especially in historic centers and protected countryside areas.
Italy does not impose any foreign-ownership quota on apartments or condos in Tuscany, so there is no limit on how many units in a building can be owned by foreigners.
Foreign buyers must obtain a codice fiscale (Italian tax ID) before purchasing, and the notary will verify your identity documents and perform anti-money laundering checks as part of standard registration requirements.
The most notable recent regulatory change affecting Tuscany in 2026 is the national CIN (Codice Identificativo Nazionale) system for short-term rentals, which requires registration through the Ministry of Tourism platform if you plan to rent your property to tourists.
What's the biggest ownership mistake foreigners make in Tuscany right now?
The single biggest mistake foreigners make when buying property in Tuscany is confusing the real estate agent's showing with actual legal due diligence, since agents are not responsible for verifying that renovations were properly permitted, boundaries are accurate, or the property is free of planning violations.
If you skip proper technical checks and buy a Tuscan farmhouse or historic apartment with unauthorized building work (abusi edilizi), you may be unable to resell, face demolition orders, or spend tens of thousands of euros regularizing the situation.
Other classic pitfalls in Tuscany include treating the preliminary contract (compromesso) as a casual reservation when it actually locks in meaningful deposits, underestimating heritage restrictions on your renovation plans, and failing to verify that land parcels match what you think you are buying.
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 Tuscany?
Do I need a specific visa to buy property in Tuscany right now?
You do not need a specific "property-buying visa" to purchase real estate in Tuscany in January 2026, and many foreigners successfully buy while visiting on a tourist visa or short-stay entry.
The single most common administrative blocker for foreign buyers without local residency in Tuscany is not having a codice fiscale (Italian tax ID), which you need for the purchase contract, notary deed, bank account opening, and utility connections.
Yes, you need a codice fiscale before buying property in Tuscany, and if you are abroad, you can typically obtain it through an Italian consulate in your home country before your trip.
A typical document set for a foreign buyer completing a property purchase in Tuscany includes your passport, codice fiscale, proof of funds, and (for non-EU buyers without Italian residency) any reciprocity verification that your notary may request.
Does buying property help me get residency and citizenship in Tuscany in 2026?
As of early 2026, buying property in Tuscany does not by itself give you residency or citizenship, since Italy is not a straightforward "buy a house, get a visa" country.
Italy does offer an investor visa program, but it requires qualifying investments (such as 500,000 euros in an Italian company or 2 million euros in government bonds) rather than simply purchasing a residential home.
The elective residence visa (residenza elettiva) is a more realistic pathway for Tuscany lifestyle buyers, but it requires you to demonstrate sufficient passive income to support yourself without working in Italy, and owning a home can help prove accommodation but does not replace the income requirement.
We give you all the details you need about the different pathways to get residency and citizenship in Tuscany here.
Can I legally rent out property on my visa in Tuscany right now?
Your visa status in Italy generally does not prevent you from owning and renting out property in Tuscany, since rental income is tied to property ownership rather than your immigration permit.
You do not need to live in Italy to rent out your Tuscany property, and many foreign owners manage rentals from abroad using local property managers, especially in tourist-heavy areas like Florence, Chianti, and the Versilia coast.
Foreign landlords in Tuscany must register rental contracts, pay Italian taxes on rental income (often using the simplified cedolare secca flat-tax regime for long-term leases), and, for short-term tourist rentals, comply with the national CIN identification code system through the Ministry of Tourism platform.
We cover everything there is to know about buying and renting out in Tuscany here.
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How does the buying process actually work step-by-step in Tuscany?
What are the exact steps to buy property in Tuscany right now?
The standard sequence to buy property in Tuscany involves getting your codice fiscale first, then finding a property and making an offer, conducting technical due diligence, signing a preliminary contract (compromesso) with a deposit, having the notary run legal checks, signing the final deed (rogito) at the notary office, and completing registration and utility transfers.
You do not need to be physically present for every step in Tuscany, since many foreign buyers use a power of attorney (procura) to let a trusted representative sign the final deed on their behalf, though first-time buyers often come at least once to view properties and meet the notary.
The preliminary contract (compromesso) is typically the step that makes the deal legally binding in Tuscany, because once you sign and pay the deposit (usually 10% to 30% of the price), walking away means forfeiting that money, while the seller faces double-penalty consequences if they back out.
The typical timeline from accepted offer to final deed and registration in Tuscany ranges from 6 to 12 weeks for straightforward purchases, though complex rural properties or cases requiring extra permits can take 3 to 6 months.
We have a document entirely dedicated to the whole buying process our pack about properties in Tuscany.
Is it mandatory to get a lawyer or a notary to buy a property in Tuscany right now?
A notary is effectively mandatory to buy property in Tuscany, since the transfer of ownership must be executed through a notarized public deed (rogito), and only a notary can perform this legally required function and handle the official registrations.
The key difference in Tuscany is that the notary is a public official who authenticates the deed and ensures legal formality, while a lawyer (avvocato) is a private advisor who can negotiate on your behalf, review contracts in detail, and represent your interests, which means the notary is legally required but a lawyer is optional.
If you hire a lawyer for your Tuscany property purchase, one key item to include in their engagement scope is a thorough review of the preliminary contract (compromesso) before you sign, since that document locks in your deposit and obligations.
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 Tuscany?
How do I verify title and ownership history in Tuscany right now?
The official registry you should use to verify title and ownership history in Tuscany is the Conservatoria dei Registri Immobiliari (property registry), which is accessed through the Agenzia delle Entrate's ispezione ipotecaria (mortgage inspection) service.
The key document to request is a visura ipotecaria, which shows the current owner, how they acquired the property, and the chain of registered transactions affecting that specific asset.
A realistic look-back period for ownership history checks in Tuscany is at least 20 years, since this covers the standard statute of limitations for most property claims and helps identify any lingering disputes or irregularities.
One clear red flag in the ownership history that should stop or pause your Tuscany purchase is an unresolved judicial notation (such as a pending lawsuit or sequestration order), since this indicates the property may be subject to claims that could override your purchase.
You will find here the list of classic mistakes people make when buying a property in Tuscany.
How do I confirm there are no liens in Tuscany right now?
The standard way to confirm there are no liens or encumbrances on a Tuscany property is to request an ispezione ipotecaria (mortgage inspection) through the Agenzia delle Entrate, which searches the property registry for registered mortgages, judicial charges, and other encumbrances.
One common type of lien that buyers should specifically ask about in Tuscany is an ipoteca (mortgage) from a previous owner's bank loan that was never formally cancelled, since this can remain attached to the property even after the debt was paid.
The best written proof of lien status in Tuscany is a certificato ipotecario (mortgage certificate) or a detailed visura ipotecaria extract, both of which show all registered charges and their current status.
How do I check zoning and permitted use in Tuscany right now?
The authority you should use to check zoning and permitted use for a property in Tuscany is the local Comune (municipality), specifically their Ufficio Tecnico (technical office) or Sportello Unico per l'Edilizia, which holds the planning records and can issue certificates of conformity.
The document that confirms zoning classification in Tuscany is typically the certificato di destinazione urbanistica (CDU), which states what the land is zoned for and references the applicable municipal planning instruments.
One common zoning pitfall that foreign buyers frequently miss in Tuscany is purchasing a rural property in a protected landscape zone (vincolo paesaggistico), then discovering that planned renovations like adding a pool, changing windows, or extending the building require landscape authorization that may be denied or take many months to obtain.
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.
Can I get a mortgage as a foreigner in Tuscany, and on what terms?
Do banks lend to foreigners for homes in Tuscany in 2026?
As of early 2026, yes, Italian banks do lend to foreigners for home purchases in Tuscany, though underwriting is stricter for non-residents and you should expect more documentation requirements and larger down payments.
The realistic loan-to-value (LTV) range for foreign borrowers in Tuscany is typically 50% to 60% for non-residents (meaning you need a 40% to 50% down payment), while residents with Italian income may access 70% to 80% LTV.
The most common eligibility requirement determining whether a foreigner qualifies for a Tuscany mortgage is proof of stable, verifiable income, preferably documented in a format Italian banks can assess, such as translated and legalized employment contracts or tax returns.
You can also read our latest update about mortgage and interest rates in Italy.
Which banks are most foreigner-friendly in Tuscany in 2026?
As of early 2026, the banks most commonly recommended for foreigner-friendly mortgages in Tuscany include Intesa Sanpaolo, UniCredit, and Banca Monte dei Paschi di Siena, all of which have experience processing international income documentation and serving non-resident buyers.
The feature that makes these banks more foreigner-friendly is their established internal processes for evaluating overseas income, accepting translated documents, and offering multilingual support or dedicated international desks.
These banks do lend to non-residents (buyers without Italian residency), but they typically require higher down payments (40% to 50%), more extensive income documentation, and may limit loan amounts compared to what residents can access.
We actually have a specific document about how to get a mortgage as a foreigner in our pack covering real estate in Tuscany.
What mortgage rates are foreigners offered in Tuscany in 2026?
As of early 2026, typical mortgage interest rates for foreigners buying in Tuscany range from approximately 3.5% to 5.0% for fixed-rate loans, with the exact rate depending on your residency status, loan-to-value ratio, income documentation, and the specific bank.
Fixed-rate mortgages in Tuscany generally carry slightly higher initial rates than variable-rate options, but many foreign buyers prefer the payment certainty of a fixed rate, especially given that variable rates can fluctuate with European Central Bank policy changes.
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 Tuscany?
What are the total closing costs as a percent in Tuscany in 2026?
For a typical resale property purchase from a private seller in Tuscany in 2026, total closing costs generally run between 9% and 15% of the purchase price, though new-build purchases from developers (where VAT applies) can push this to 10% to 18%.
The realistic range covers most standard transactions, with the low end applying to buyers who qualify for "prima casa" (primary residence) tax benefits and the high end applying to second-home or investment purchases by non-residents.
The specific fee categories that make up total closing costs in Tuscany include registration tax (or VAT for new builds), fixed cadastral and mortgage taxes, notary fees, agent commissions (typically 3% to 4% plus VAT), and any technical surveyor checks.
The single biggest contributor to closing costs in Tuscany is usually the registration tax, which stands at 9% of the cadastral value for non-primary-residence purchases from private sellers.
If you want to go into more details, we also have a blog article detailing all the property taxes and fees in Tuscany.
What annual property tax should I budget in Tuscany in 2026?
As of early 2026, the typical annual property tax budget for a non-primary-residence home in Tuscany worth around 300,000 euros is roughly 800 to 2,500 euros per year, or approximately 250 to 750 USD (270 to 820 EUR equivalent), depending on the municipality.
Annual property tax in Tuscany (IMU) is assessed by applying municipal rates to the property's cadastral value (rendita catastale) multiplied by a legal coefficient, which means the same market-value home can have different tax bills in different Comuni because each municipality sets its own rate within national limits.
How is rental income taxed for foreigners in Tuscany in 2026?
As of early 2026, the typical effective tax rate on rental income for foreigners in Tuscany can range from 21% (if you use the cedolare secca flat-tax regime for long-term residential leases) up to standard IRPEF progressive rates of 23% to 43% if you opt for ordinary taxation.
Foreign owners renting property in Tuscany must file Italian tax returns reporting the rental income, and if using cedolare secca, you elect this option when registering the lease contract with the Agenzia delle Entrate.
What insurance is common and how much in Tuscany in 2026?
As of early 2026, the typical annual home insurance premium in Tuscany ranges from roughly 250 to 800 euros (approximately 270 to 870 USD), depending on the property's rebuilding value, location, age, and the coverages you select.
The most common type of property insurance that owners carry in Tuscany is a combined policy covering fire damage, theft, and civil liability, with additional options for water damage, natural events, and contents.
The biggest factor that makes insurance premiums higher or lower for the same property type in Tuscany is usually the property's age and construction type, since older stone farmhouses and historic buildings cost more to insure than modern apartments due to higher rebuild costs and greater vulnerability to water and structural issues.
Get the full checklist for your due diligence in Tuscany
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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 |
|---|---|---|
| Agenzia delle Entrate - Purchase Taxes | Italy's official tax authority that sets and explains property purchase taxes. | We used it to establish the core registration tax and VAT rates. We also used it to build realistic closing cost percentage estimates. |
| Consiglio Nazionale del Notariato | The national body of Italian notaries, who are public officials required for property transfers. | We used it to explain the notary's legally required role. We also used it to identify common mistakes foreigners make. |
| Ministry of Foreign Affairs - Reciprocity | The official government explanation of Italy's reciprocity condition for foreign buyers. | We used it to explain when non-EU buyers face extra checks. We also used it to clarify nationality-based requirements. |
| Bank of Italy - Interest Rates | Italy's central bank publishing official interest-rate statistics. | We used it to ground mortgage rate expectations in official data. We also used it to set realistic rate ranges for 2026. |
| Agenzia delle Entrate - Mortgage Registry | The official access point to verify liens and mortgages on Italian properties. | We used it to explain how buyers confirm there are no encumbrances. We also used it to describe the notary's due diligence process. |
| Ministry of Finance - IMU Rates | The ministry that explains how municipal property tax rates are determined. | We used it to explain why IMU varies by Comune. We also used it to provide realistic annual tax budget ranges. |
| Normattiva - Cultural Heritage Code | Italy's official database of laws, including heritage and landscape protections. | We used it to explain Tuscany-specific renovation constraints. We also used it to warn about protected landscape zones. |
| Ministry of Tourism - CIN Platform | The official registration system for short-term rental identification codes. | We used it to explain 2025-2026 tourist rental compliance rules. We also used it to highlight operational requirements for foreign landlords. |
| Agenzia delle Entrate - Cedolare Secca | The official guide to Italy's flat-tax regime for residential rentals. | We used it to explain how rental income can be taxed simply. We also used it to provide accurate tax rate information. |
| Ministry of Interior - Visas | The ministry responsible for immigration rules in Italy. | We used it to separate visa requirements from property purchase rules. We also used it to structure the residency section. |
| Italian Consulate - Codice Fiscale | Consulates publish the real procedure foreigners use abroad to get tax IDs. | We used it to explain what a codice fiscale is and how to obtain one. We also used it to give practical guidance for buyers outside Italy. |
| IVASS - Insurance Supervisor | Italy's official insurance market regulator and statistics publisher. | We used it to ground insurance cost estimates in official market data. We also used it to explain typical coverage types. |
We created this infographic to give you a simple idea of how much it costs to buy property in different parts of Italy. As you can see, it breaks down price ranges and property types for popular cities in the country. We hope this makes it easier to explore your options and understand the market.
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