Who is allowed to buy a home in Italy
EU citizens buy on the same terms as Italians. Non-EU citizens buy under the principle of reciprocity, which means Italy allows buyers from countries that allow Italians to buy there. In practice that covers the US, UK, Canada, Australia and most of the world.
Buying a house does not give you the right to live in Italy. Property ownership and immigration are two separate tracks, and you need to plan both if you intend to stay longer than a tourist visit.
How buying a home in Italy actually works
Italian purchases run through three steps, and the money moves earlier than buyers from the US or UK expect.
- Proposta d'acquisto - a written offer with a small deposit. Once accepted it is binding.
- Compromesso - the preliminary contract. You normally pay 10-30% here. If you walk away you lose it; if the seller walks away they owe you double.
- Rogito - the final deed, signed in front of a notaio, who is a public official rather than your advocate. Balance paid, keys handed over.
The costs beyond the price of an Italian house
Budget roughly 9-15% on top of the purchase price for a second home. The largest single line is registration tax, charged at 9% of the cadastral value (valore catastale), which is usually well below the market price. New-build purchases from a developer are charged VAT instead.
Then add the notary, land registry fees, a geometra or surveyor, translation and a power of attorney if you are not signing in person. Most foreign buyers also want an independent lawyer, which Italy does not require but which is the cheapest insurance you will buy.
Figures are typical ranges rather than quotes. Confirm your own numbers with a local notary, lawyer or tax adviser before you commit.
What to check before you fall in love
Rural Italian property is where the surprises live. Ask for the visura catastale and planning history early.
- Planning conformity: unregistered extensions and closed-in terraces are common and can block a sale.
- Access rights: many country houses reach the road across someone else's land.
- Utilities: mains water, sewerage and three-phase electricity cannot be assumed outside towns.
- Renovation reality: quotes for structural work in remote areas often come in above expectations, and skilled trades book out months ahead.
Living in Italy after you buy
Non-EU owners can stay 90 days in any 180 under Schengen rules. For longer stays the elective residence visa is the usual route for people with passive income, and it explicitly excludes working. Becoming a tax resident (more than 183 days a year) brings your worldwide income into scope, so take advice before you cross that line.