Authored by the expert who managed and guided the team behind the Italy Property Pack
Yes, the analysis of Venice's property market is included in our pack
Venice is one of the most unique property markets in Europe, attracting foreigners from all over the world who dream of owning a canal-side apartment or historic palazzo in this UNESCO World Heritage city.
This guide explains everything you need to know about buying residential property in Venice as a foreigner in January 2026, from ownership rules to visas, buying steps, mortgages, and ongoing costs.
We constantly update this blog post to reflect the latest regulations, property prices in Venice, 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 Venice.
Insights
- Venice property prices averaged around 4,800 euros per square meter in late 2025, making it the third most expensive city in Italy after Milan and Bolzano.
- International buyers represent approximately 25% of Venice's property market in 2026, with strong interest from French, German, Austrian, and American investors.
- Foreign buyers from countries like the US, UK, and most EU nations can purchase property in Venice with identical rights as Italian citizens, thanks to reciprocity agreements.
- Non-resident foreigners typically qualify for mortgages with 50% to 60% loan-to-value ratios in Venice, requiring a 40% to 50% down payment.
- Total closing costs for buying property in Venice in 2026 typically range from 7% to 10% of the purchase price, with stamp duty alone being 9% for second homes.
- There is no annual property tax (IMU) on your primary residence in Venice if you register as a resident and live there more than 183 days per year.
- Rental income in Venice is taxed at a flat rate of 21% under the cedolare secca regime for your first property, rising to 26% for additional properties.
- San Marco remains Venice's most expensive sestiere with prices above 6,000 euros per square meter, while Castello offers the most affordable historic center options at around 4,400 euros per square meter.
What can I legally buy and truly own as a foreigner in Venice?
What property types can foreigners legally buy in Venice right now?
Foreigners can legally buy virtually all types of residential property in Venice, including apartments, maisonettes, penthouses, townhouses, and even entire historic palazzos, with the same rights as Italian citizens provided their home country has a reciprocity agreement with Italy.
The most important legal condition for non-EU buyers is the reciprocity rule, which means you can purchase property in Venice only if Italian citizens are allowed to buy property in your home country under similar conditions.
Citizens of the United States, United Kingdom, and most Western European nations have full reciprocity, so Americans, British, Germans, and French nationals can buy freely in Venice, while Canadians face restrictions due to Canada's 2023 ban on foreign property purchases.
All foreign buyers need to obtain an Italian tax code (codice fiscale) before completing any purchase, which can be arranged through your notary, a local tax office, or an Italian consulate in your home country.
Finally, please note that our pack about the property market in Venice is specifically tailored to foreigners.
Can I own land in my own name in Venice right now?
Yes, foreigners from countries with reciprocity agreements can own land and property in their own name in Venice, with full freehold ownership rights identical to those of Italian citizens.
In Venice's historic center, you are almost always buying a building or apartment rather than vacant land, since the city is densely built on islands with virtually no available plots for new construction.
When purchasing apartments in converted palazzos or historic buildings, you should pay careful attention to shared ownership elements like roof rights, common areas, and structural maintenance responsibilities, which are defined in the building's condominium rules.
As of 2026, what other key foreign-ownership rules or limits should I know in Venice?
As of early 2026, there are no foreign ownership quotas or limits on the number of properties you can buy in Venice, unlike some Asian markets, and Italy does not restrict foreigner purchases to certain zones or property types.
Italy does not have a foreign ownership cap for apartments or condominiums, so you are free to buy multiple units in the same building without any percentage restrictions.
All property purchases in Venice require registration with the Land Registry (Catasto) and must be completed before a notary, who is responsible for verifying that all legal requirements are met and that the property is free from liens.
One notable regulatory change affecting Venice in 2026 is the tightening of short-term rental rules, with new requirements for remote visual ID verification for self check-ins and a limit of two properties before requiring business registration for tourist rentals.
What's the biggest ownership mistake foreigners make in Venice right now?
The biggest ownership mistake foreigners make in Venice is failing to conduct thorough due diligence on shared building responsibilities and hidden renovation costs in the city's historic properties.
If you skip proper checks on building maintenance obligations, you may discover after purchase that you owe tens of thousands of euros for scheduled roof repairs, damp remediation, or facade restoration that the condominium has already voted to undertake.
Other classic pitfalls in Venice include underestimating the complexity of heritage planning restrictions (which can make even simple interior renovations subject to approval), buying properties with unregistered improvements, and not verifying that utilities like gas and electricity are properly connected and compliant with current Italian safety standards.
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 Venice?
Do I need a specific visa to buy property in Venice right now?
No, you do not need a specific visa to buy property in Venice, and many foreigners successfully purchase properties while visiting on a standard tourist visa or Schengen travel authorization.
The most common administrative requirement that can slow down non-resident buyers is obtaining the codice fiscale (Italian tax identification number), which is mandatory for all property transactions and can take two to four weeks if you apply from abroad through an Italian consulate.
You do not need a local tax ID before starting your property search, but you must have the codice fiscale in hand before signing any binding purchase agreement or the final deed.
Foreign buyers typically need to present a valid passport, proof of address in their home country, the codice fiscale, proof of funds or mortgage pre-approval, and potentially translated and apostilled documents depending on their nationality.
Does buying property help me get residency and citizenship in Venice in 2026?
As of early 2026, buying property in Venice does not automatically grant you residency or citizenship, unlike countries with golden visa programs tied directly to real estate investment.
Italy does have an Investor Visa program, but it requires significant investments in government bonds (2 million euros), Italian companies (500,000 euros), or philanthropic donations rather than simple property purchases.
The most common path for non-EU property owners who want to live in Venice long-term is the Elective Residency Visa, which requires proof of substantial passive income (typically at least 31,000 euros annually) and health insurance, and is popular with retirees and financially independent individuals.
We give you all the details you need about the different pathways to get residency and citizenship in Venice here.
Can I legally rent out property on my visa in Venice right now?
Your visa status does not directly restrict your ability to rent out property in Venice, as rental income is taxed based on property ownership rather than residency, and both residents and non-residents can legally earn rental income from Italian properties.
You do not need to live in Italy to rent out your Venice property, and many foreign owners successfully manage short-term or long-term rentals while residing abroad, often using local property managers for guest relations and maintenance.
Foreign landlords in Venice must comply with Italian tax obligations (declaring rental income through annual returns or the cedolare secca flat tax), register short-term rental contracts with local authorities, report guest identities to police, and potentially collect tourist tax on behalf of the city.
We cover everything there is to know about buying and renting out in Venice here.
Get fresh and reliable information about the market in Venice
Don't base significant investment decisions on outdated data. Get updated and accurate information with our guide.
How does the buying process actually work step-by-step in Venice?
What are the exact steps to buy property in Venice right now?
The standard buying process in Venice follows these steps: obtain your codice fiscale, find a property, make an offer, sign the preliminary contract (compromesso) with a deposit of typically 10% to 20%, allow the notary to conduct searches and due diligence, arrange financing if needed, and finally sign the final deed (rogito) before the notary while paying the balance and all taxes.
You typically need to be physically present for signing the final deed, though it is possible to grant power of attorney to a trusted representative if you cannot attend in person, which should be arranged well in advance with your notary.
The preliminary contract (compromesso) is the step that makes the deal legally binding for both parties, and if the buyer withdraws after signing, they forfeit their deposit, while if the seller withdraws, they must return double the deposit.
The typical end-to-end timeline from accepted offer to final registration in Venice ranges from six to twelve weeks, though complex transactions involving mortgages, heritage buildings, or properties requiring additional permits may take three to four months.
We have a document entirely dedicated to the whole buying process our pack about properties in Venice.
Is it mandatory to get a lawyer or a notary to buy a property in Venice right now?
A notary (notaio) is mandatory for all property purchases in Venice, as Italian law requires the final deed to be executed before a public notary who is responsible for verifying title, ensuring legal compliance, collecting taxes, and registering the transaction.
The key difference is that the notary is a neutral public official who ensures the transaction is legally valid and properly registered, while a lawyer (avvocato) represents your interests, reviews contracts, and can advise you on negotiation, risks, and legal protections specific to your situation.
Foreign buyers should ensure their notary or lawyer engagement explicitly includes a full title search going back at least 20 years, verification of cadastral records, confirmation that all building works were properly permitted, and a check for any liens, mortgages, or claims against the property.
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 Venice?
How do I verify title and ownership history in Venice right now?
To verify title and ownership history in Venice, you should request searches from the Conservatoria dei Registri Immobiliari (Land Registry) and the Catasto (Cadastral Office), which together show who owns the property, the chain of ownership, and any registered encumbrances.
The key title document to request is the visura ipotecaria, which is a certificate from the Land Registry showing the current owner, any mortgages or liens, and the history of registered transactions on the property.
A realistic look-back period for ownership history checks in Venice is 20 years, which is the standard timeframe notaries use to ensure no claims or disputes could affect your purchase.
A clear red flag that should stop or pause your purchase is any gap or irregularity in the ownership chain, unresolved inheritance disputes, or the presence of a judicial mortgage (ipoteca giudiziale) indicating ongoing legal claims against the seller.
You will find here the list of classic mistakes people make when buying a property in Venice.
How do I confirm there are no liens in Venice right now?
The standard way to confirm there are no liens on a property in Venice is to request a visura ipotecaria from the Conservatoria dei Registri Immobiliari, which your notary will obtain as part of the standard due diligence process.
One common type of lien that buyers should specifically ask about in Venice is the ipoteca legale (legal mortgage), which can be registered by tax authorities for unpaid taxes, or by contractors for unpaid renovation work on the property.
The best form of written proof showing lien status is a certificato ipotecario ventennale, which is a certified 20-year history of all mortgages, liens, and encumbrances registered against the property from the Land Registry.
How do I check zoning and permitted use in Venice right now?
To check zoning and permitted use in Venice, you should request a certificato di destinazione urbanistica from the Comune di Venezia (Venice Municipality) and verify the property's classification in the Piano Regolatore Generale (General Town Plan).
The key document that confirms zoning classification is the certificato di destinazione urbanistica, which states the property's permitted uses, any building restrictions, and whether it falls within protected heritage zones.
One common zoning pitfall that foreign buyers frequently miss in Venice is purchasing a property classified for residential use and assuming they can easily convert it to tourist rental or commercial use, only to discover that Venice has strict limitations on new short-term rental licenses in the historic center.
Buying real estate in Venice 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 Venice, and on what terms?
Do banks lend to foreigners for homes in Venice in 2026?
As of early 2026, yes, Italian banks do lend to foreigners for home purchases in Venice, though non-residents typically face stricter lending criteria than Italian citizens or residents.
The realistic loan-to-value (LTV) range for foreign borrowers in Venice is 50% to 60%, meaning you will need to provide a down payment of 40% to 50% of the property value.
The single most common eligibility requirement is proof of stable income that can be verified by Italian standards, with banks requiring that your total monthly debt payments (including the new mortgage) do not exceed 30% to 35% of your net monthly income.
You can also read our latest update about mortgage and interest rates in Italy.
Which banks are most foreigner-friendly in Venice in 2026?
As of early 2026, the most foreigner-friendly banks for mortgages in Venice are Intesa Sanpaolo, UniCredit, and HSBC Italy, all of which have dedicated international client services and experience processing applications from non-Italian buyers.
The key feature that makes these banks more foreigner-friendly is their willingness to accept income documentation from abroad, their English-speaking staff, and their established processes for verifying foreign credit histories and employment.
These banks will generally lend to non-residents who do not live in Italy, but expect stricter conditions including lower LTV ratios (typically capped at 50% to 60%), higher documentation requirements, and potentially slightly higher interest rates than residents receive.
We actually have a specific document about how to get a mortgage as a foreigner in our pack covering real estate in Venice.
What mortgage rates are foreigners offered in Venice in 2026?
As of early 2026, foreign buyers in Venice are typically offered mortgage interest rates ranging from 3.5% to 4.5%, with rates varying based on residency status, income currency, loan-to-value ratio, and overall credit profile.
Fixed-rate mortgages in Italy generally carry rates of around 3.5% to 5%, providing predictable payments over the loan term, while variable rates tied to Euribor tend to start around 3% to 3.5% but 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 Venice?
What are the total closing costs as a percent in Venice in 2026?
The typical total closing cost percentage for buying property in Venice in 2026 is 7% to 10% of the purchase price for most standard resale transactions involving foreign buyers.
The realistic range can extend from 7% (for a primary residence purchase with lower registration tax) up to 12% to 15% for second homes or new-build properties subject to VAT, depending on the specific circumstances.
The main fee categories that make up total closing costs in Venice are registration tax (2% for primary residence or 9% for second homes), notary fees (1% to 2.5%), real estate agent commission (2% to 4% from each party), and smaller cadastral and mortgage registry taxes.
The single biggest contributor to closing costs is typically the registration tax, which at 9% of the cadastral value for second homes represents the largest expense for most foreign buyers who are not establishing Venice as their primary residence.
If you want to go into more details, we also have a blog article detailing all the property taxes and fees in Venice.
What annual property tax should I budget in Venice in 2026?
As of early 2026, the typical annual property tax budget for a standard home in Venice ranges from zero euros (if it is your registered primary residence) to approximately 500 to 1,500 euros per year for a second home, depending on the property's cadastral value and municipal rates.
The main annual property tax in Italy is IMU (Imposta Municipale Unica), which is calculated as a percentage of the property's cadastral value (typically 0.86% to 1.06% depending on the municipality), but primary residences where the owner is registered and lives more than 183 days per year are fully exempt.
How is rental income taxed for foreigners in Venice in 2026?
As of early 2026, the typical effective tax rate on rental income for foreigners in Venice is 21% under the cedolare secca flat tax regime for your first short-term rental property, rising to 26% for additional properties or if you opt for ordinary IRPEF taxation.
Foreign landlords in Venice must either file annual Italian tax returns declaring rental income under the cedolare secca system, or have taxes withheld at source by platforms like Airbnb that act as tax substitutes and remit the 21% or 26% flat tax directly to Italian authorities.
What insurance is common and how much in Venice in 2026?
As of early 2026, the typical annual home insurance premium in Venice ranges from 300 to 800 euros for a standard apartment policy, equivalent to approximately 330 to 880 US dollars or 300 to 800 euros.
The most common type of property insurance coverage in Venice is building insurance (assicurazione fabbricato) combined with contents insurance (assicurazione contenuto), which together protect against fire, water damage, theft, and third-party liability.
The biggest factor that makes insurance premiums higher or lower in Venice is the property's flood risk exposure and proximity to canals, as insurers assess acqua alta (high water) risk carefully, and buildings with recent flood damage history or ground-floor units can face significantly higher premiums.
Get the full checklist for your due diligence in Venice
Don't repeat the same mistakes others have made before you. Make sure everything is in order before signing your sales contract.
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 Venice, 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 | Italy's official tax authority responsible for property registration and tax collection. | We used it to verify registration tax rates, codice fiscale requirements, and cadastral procedures. We cross-referenced their official tax schedules with our cost estimates. |
| Consiglio Nazionale del Notariato | The official governing body for Italian notaries who must oversee all property transactions. | We relied on their guidelines to describe the mandatory notary role and standard buying procedures. We verified fee ranges and legal requirements through their published standards. |
| Immobiliare.it | Italy's largest property portal with real-time price data from active listings. | We used their October 2025 price data to cite current Venice property values. We compared their sestiere-by-sestiere pricing to verify our neighborhood analysis. |
| Global Property Guide | An independent research organization tracking international property markets. | We used their Italy market analysis to contextualize Venice prices nationally. We verified year-over-year price changes against their published statistics. |
| PwC Italy Tax Summaries | A major global accounting firm providing authoritative tax guidance. | We used their cedolare secca explanations to describe rental income taxation. We verified tax rates and filing requirements against their published summaries. |
| De Tullio Law Firm | A leading Italian law firm specializing in cross-border property transactions. | We used their 2025 cost breakdown to calculate total closing costs. We referenced their real-world purchase examples to verify our percentage estimates. |
| Italian Real Estate Lawyers | A legal practice focused on helping foreigners navigate Italian property law. | We used their 2025 update to verify reciprocity rules by nationality. We cross-checked their guidance on Canadian and Australian buyer restrictions. |
| The Local Italy | A leading English-language news source covering Italian regulations and expat issues. | We used their December 2025 article to identify 2026 regulatory changes. We incorporated their reporting on short-term rental rule changes and flat tax updates. |
| Expatica Italy | A trusted resource for expats with detailed guides on Italian financial services. | We used their mortgage guide to describe typical lending terms for foreigners. We verified LTV ratios and documentation requirements against their published information. |
| The Italian Lawyer | A UK and Italy law firm advising international clients on Italian property matters. | We used their property tax guide to explain IMU and TARI obligations. We incorporated their compliance guidance for non-resident foreign owners. |
| Comune di Venezia | The official municipal government of Venice with authority over local regulations. | We referenced their zoning and planning requirements for Venice properties. We used their local tax rate information to estimate IMU costs. |
| Traverse International Finance | A specialist mortgage broker for international property purchases in Europe. | We used their Italian mortgage factsheet for current interest rate ranges. We verified their LTV and eligibility information against multiple sources. |
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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