How the process of buying a villa in Italy works

Once you have identified the villa that meets your criteria, the next step is to submit the formal purchase proposal.

This is a document with legal force, through which the buyer expresses the intention to purchase the property under very specific conditions. It is the first act that binds both parties in a concrete way.

The proposal usually contains:

• offered price, defined on the basis of preliminary negotiations;
• timing of signing the preliminary and notarization;
• payment terms, including any need for financing;
• suspensive conditions, such as the positive outcome of technical and urban planning inspections;
• amount of the deposit, which will be paid in case of acceptance.

Once signed, the proposal is transmitted to the seller through the agency, which handles communication between the parties, ensuring transparency and accuracy. The seller can accept, reject or submit a counterproposal; in case of acceptance, the proposal becomes binding and entails a mutual commitment to proceed toward the preliminary contract.

For foreign buyers, this phase can be complex because Italian law uses different legal instruments from those of other countries.

Agency support is therefore essential to understand each step and prepare a clear, correct proposal that complies with the law, reducing risks and facilitating effective negotiations.

Before proceeding to the signing of the preliminary contract, it is essential to carry out a complete due diligence phase, i.e., a series of technical, urban planning, cadastral and legal verifications that ensure the full legality of the property.

This is an essential step in the Italian real estate market, especially in the case of historic villas, farmhouses, agricultural estates or period residences, where the presence of constraints or discrepancies is more frequent.

Urbanistic verifications

Town planning verifications certify that all parts of the property have been built or modified in compliance with municipal permits.

The appointed engineers check for:

• conformity between the approved plan and the actual state;
• any building abuses or parts that have not been regularized;
• presence of landscape, historical or environmental constraints;
• building documents and authorizations obtained over the years.

These checks make it possible to assess any necessary interventions or amnesties to be requested.

Cadastral checks

At the cadastral level, the following are analyzed:

• correct header of the property;
• correspondence between planimetry and state of facts;
• cadastral category and income;
• any fractionations, mergers or past variations.

Italian law requires that planimetry and reality coincide exactly at the time of the notarial deed.

Mortgage and legal verifications

The notary, together with the agency and technicians, then proceeds with verifications regarding the legal status of the property, checking:

• absence of mortgages;
• absence of foreclosures or seizures;
• absence of third-party rights (usufructs, unregistered easements, etc.).

These checks assure the buyer that the villa is free of liens and fully transferable.

Due diligence represents a decisive safeguard for the buyer, because it allows the buyer to know precisely the state of the property and to proceed to the signing of the preliminary with the certainty that there are no hidden risks. Romolini Immobiliare’s technical team constantly supports the buyer at this stage, facilitating communication with technicians, notaries and public offices, and ensuring timely control of all documentation.

The notarial deed represents the last and most important step in the buying process: it is the official act by which the property is transferred from the transferor to the buyer. After the signing of the deed, the property legally and permanently becomes the property of the buyer.

This is a solemn and formal moment, regulated with great precision by Italian law and supervised entirely by the notary.

What happens during the deed

On the day agreed upon by both parties, in the presence of the notary:

1. The notary reads the deed in its entirety, making sure that all clauses are clear and agreed upon;
2. The payment of the balance is made, by cashier's check or instant money transfer, as stipulated in the preliminary;
3. The parties sign the deed in original;
4. The keys are handed over, declaring that the buyer has taken possession;
5. The notary shall make official entries in the real estate registers and pay any taxes due.

In many cases, especially for foreign buyers, the deed can also be done by special power of attorney, allowing the deed to be completed without physical presence.

Required documents

At the deed, the buyer must present:

• passport or valid document;
• Italian tax code;
• receipt of agreed payments;
• any power of attorney or translated documents.

The seller must provide:

• up-to-date zoning and cadastral certifications;
• identity documents;
• plant compliance (when required).

What happens after signing

Once the deed is signed, the notary proceeds to:

• immediate registration with the Agenzia delle Entrate;
• transcription in the land registers;
• cadastral turn-over;
• issuance of the certified copy of the deed.

From this moment, the villa is officially in the name of the buyer.

Delivery of the property

Delivery usually takes place on the same day as the deed, unless otherwise agreed (for example, when the seller needs additional days to move in). This is the moment when the property becomes not only legally, but also materially, the new owner's property.

Romolini Immobiliare assists the client throughout the process, verifying that each step takes place correctly and safely.

Italy is one of the most attractive countries in the world for international buyers. Landscape, culture, quality of life and stability of the real estate market make buying a villa a safe and desirable investment. Fortunately, the Italian system is very open to foreign buyers and provides clear, transparent and protective regulations.

EU citizens

For EU citizens, buying property in Italy is simple and straightforward.

No special permits or authorizations are required-the procedure is identical to that for Italian citizens.

Non-EU citizens

For non-EU buyers, purchase is possible in the following cases:

• existence of a reciprocity agreement between Italy and the country of origin (such as the United States, Canada, Japan, etc.);
• presence of a valid residence permit in Italy or an EU country (not always mandatory, depends on the case);
• purchase through a company registered in an EU country or with a reciprocity agreement.

Reciprocity agreements allow foreign nationals to buy in Italy under the same conditions as Italians can buy in their own country.

Documents required to purchase

Regardless of nationality, the buyer must be in possession of:

• Italian tax code (also obtainable in a few hours through the Internal Revenue Service or Consulate);
• passport or valid identity document;
• any Italian bank accounts (useful but not mandatory);
• any sworn translations or special powers of attorney.

Purchase by power of attorney

Many foreign clients do not permanently reside in Italy. For this reason, Italian law also allows them to purchase property through a notarized power of attorney, signed in their own country and recognized in Italy.

This is a widely used solution, especially in case of tight timelines.

Language and notarial assistance

The Italian system requires that the buyer fully understands the contents of the notarial deed. For this reason, in the case of non-Italian-speaking buyers, provision is made for:

• the presence of an official interpreter
• or the drawing up of the deed in bilingual form

This guarantees maximum transparency and protection.

Romolini Immobiliare coordinates every step with notaries accustomed to working with international clients, ensuring translations, language support and smooth handling of all documentation.

Costs to consider

In addition to the price of the villa, it is important to know in advance all the costs associated with the purchase process. Italian regulations provide clear and structured charges, which can vary depending on the type of property, the status of the buyer, and the nature of the sale (by private individual or by company/builder).

Taxes

The main taxes are:

• Registration tax (for purchases from a private individual).
  • 9% of cadastral value if second home;
  • 2% if the property qualifies as a first home;
  • fixed mortgage and cadastral taxes amount to € 50 each.
• VAT (for purchases from construction company)
  • 4% on first home;
  • 10% on second home;
  • 22% if it’s a luxury property;
  • registration, mortgage and cadastral taxes in a fixed amount (€ 200 each)

The difference between registration tax and VAT depends on the seller.

Notary’s fee

The fee varies depending on the value of the property and the complexity of the deed.

 It includes:

• drafting and reading of the deed
• mortgage verifications
• land registry viewings
• registration of the deed

Typically, for valuable properties, the cost can range from € 2,000 to over € 10,000, depending on the category and value of the villa.

Agency compensation

The real estate agency's commission is agreed upon at the preliminary stage.

In the luxury sector, the commission is generally between 3% and 5% of the sale price, from each party (buyer and seller).

Romolini Immobiliare always provides an accurate picture of the costs, prior to the start of negotiations.

Technical consultations and verifications

It is advisable to budget for:

• technical and urban planning report;
• appraisals or estimates;
• possible amnesties;
• additional legal advice.

Costs vary depending on the extent of ownership and the state of the property.

Possible renovation costs

For farmhouses, historic villas, or properties in need of renovation, the following should also be considered:

• structural interventions;
• systems upgrades;
• conservative restorations;
• redesigns or expansions.

Romolini collaborates with architects, technical firms and companies specializing in valuable restorations, offering accurate advice from the earliest stages of evaluation.

Buying a villa in Italy is a path that requires technical expertise, knowledge of regulations and a thorough understanding of the area.

This is why it is essential to rely on an experienced partner, capable of following each stage of the process with precision and sensitivity.

Romolini Immobiliare works alongside the buyer from the very first contact, offering comprehensive and personalized support:

• careful selection of the best properties, including reserved and unpublished ones;
• preliminary documentary analysis to verify urban planning, land registry and compliance;
• coordination of visits and technical inspections;
• management of the negotiation with professionalism and transparency;
• direct collaboration with notaries, architects and technical specialists;
• language and bureaucratic support for international clients;
• post-purchase assistance, including advice on renovations, property management and property enhancement.

The goal is to ensure a serene, smooth and secure buying experience, transforming a complex process into a clear and well-structured path.

In the world of fine real estate, it is not just the properties that make the difference, but the quality of the relationships and the expertise of the professionals who accompany the buyer.

With its 20 years of experience and a portfolio of more than 600 selected properties throughout Italy, Romolini Immobiliare represents a point of reference for those who wish to invest in an Italian villa with maximum protection and the highest level of service.

Buying a property in Italy means much more than buying a house: it means choosing a way of life, a style, a cultural heritage.

With the right support, it becomes a memorable and deeply fulfilling experience.