Buying house in Italy as a foreigner: 
permits, timelines and essential requirements

One of the most pleasant surprises for foreign buyers is to discover that the documentation required to buy a home in Italy is relatively simple. The system is structured and guaranteed by the notary, but it does not require a large number of documents. Here are the indispensable ones:

• Passport or valid ID: This is the only indispensable personal document to present to the notary on the day of the deed.
• Italian tax code: it is necessary for all operations related to the purchase: signing the deed, paying taxes, opening utilities, and entering into contracts. It is easily obtained from the Internal Revenue Service or through the Italian Consulate in your country.
• Eventual residence permit (only for some nationalities): not required for everyone, needed only by non-EU citizens without a reciprocity agreement.
• Traceability of funds: anti-money laundering regulations oblige the notary to verify the origin and traceability of the money used for the purchase; simply present clear and consistent bank documentation.
• Any powers of attorney or proxies: if the buyer cannot be present at the notarization, he or she may appoint a representative through an international notarial power of attorney.

Overall, the Italian system is designed to be transparent and straightforward. The notary's presence ensures that all documentation is correct and compliant, providing a level of security highly valued by foreign buyers.

The buying and selling process in Italy follows a structured path designed to ensure transparency and protection for both buyer and seller. Below are the main steps:

1. Purchase proposal

This is the document with which the buyer formally expresses his interest and blocks the negotiation. It is usually accompanied by a security deposit that is retained only if the proposal is accepted.

2. Preliminary contract

This is the agreement that defines all the terms of the sale: price, timing, method of payment, any conditions precedent. At this stage a down payment is made, often between 10% and 30% of the sale price.

3. Technical and legal due diligence

This is the thorough inspection of the property, carried out by specialized technicians and supervised by the agency and notary. It includes:

• verification of urban and cadastral regularity
• checks on any mortgages or liens
• compliance of installations
• authenticity of documentation

This is a fundamental step that ensures the soundness of the purchase.

4. Notarial deed

This is the final deed, signed before the notary. The notary:

• verifies identity and documents
• checks the traceability of the payment
• registers the transfer of ownership
• legally protects the buyer

Upon completion of the deed, the property officially becomes the property of the buyer.

This clear and straightforward path is one of the reasons why the Italian real estate market is considered among the safest internationally.

One of the advantages of the Italian real estate market is that there are no additional costs for foreign buyers: taxes and fees are identical to those applied to Italian citizens. Here are the main costs to consider:

Registration tax or VAT

The amount varies depending on the type of property and the seller.

• Purchase from a private individual: registration tax is paid.
• Purchase from a construction company: VAT applies, with different rates depending on the cadastral category.

Mortgage and cadastral taxes

These are fixed taxes due at the time of the deed. They are among the mandatory costs and are stated directly in the notarial deed.

Notary fees

The notary conducts thorough technical and legal reviews: the fee varies depending on the value of the property and the complexity of the file.

Real estate agency fee

It is established at the time of the assignment or negotiation. It includes mediation, document management, technical support, and assistance up to the deed.

Municipal tax (IMU)

Applies only to second homes or luxury properties classified as such. It does not affect property purchased as a principal residence, except for some cadastral categories.

Overall, the Italian tax structure is transparent and defined by precise rules. This allows a foreign buyer to accurately plan the investment and avoid surprises during the path to purchase.

Many international buyers choose to purchase property in Italy for sale through a foreign company, trust, or family holding company. This is a perfectly legal solution that is useful in specific situations, especially when the purchase is part of a larger asset management project.

Here are the main reasons why this option is being considered:

• Estate and succession planning: buying through a company can simplify generational transitions and ensure more structured management of family assets.
• Asset protection: In some jurisdictions, corporate headship offers additional protections over direct ownership, especially in the case of multiple investments.
• Transactions of commercial nature: for accommodations, properties intended for tourism, boutique hotels, or hospitality businesses, buying through corporations may be more efficient from an organizational and management standpoint.
• Owners residing abroad: Some buyers prefer to keep ownership in the hands of an existing company in their own country to simplify administrative, accounting, and tax aspects.

It is important to emphasize that every situation is different: for this reason, it is always advisable to rely on legal and tax advisors specialized in international transactions in order to evaluate the solution best suited to your objectives.

Buying a home in Italy as a foreigner is an accessible path, protected and regulated by clear regulations. The presence of a notary, the transparent structure of verifications, and the well-defined procedure make the Italian real estate market one of the safest in the world. Knowing what documents are needed, what timelines to expect, and what taxes to consider allows one to approach the purchase with awareness, avoiding uncertainty and simplifying every step of the process.

For those who want a private residence, a second home, or an investment in the hospitality sector, Italy represents a unique destination: here, cultural heritage, quality of life, and architectural value come together in a unique way. With the support of experienced licensed real estate agents and professionals of Romolini Immobiliare Christie's Real Estate team, every international buyer can find the property best suited to their needs and enjoy a solid, smooth, and well-guided buying experience.