Frequently Asked Questions for International Buyers

This guide covers the essential questions we hear from international buyers considering a property purchase on the Italian Riviera. All information reflects current Italian property law and the services offered by LiguriaHomes Casamare & Hamptons. For specific legal or tax advice, we always recommend consulting a qualified notary or independent adviser.

THE PURCHASE PROCESS

How does buying property in Italy work?

The Italian property purchase process is highly regulated and structured in three main stages, typically completed within two to four months from accepted offer to final deed. 

Stage 1 — Offer to Purchase (Offerta d'acquisto): Your agent prepares a written offer in Italian and English. You pay an initial deposit of around Euro 10,000–20,000, which becomes a Caparra Confirmatoria once the seller accepts. At this point both parties are legally bound: if you withdraw, you forfeit the deposit; if the seller withdraws, they must return twice the amount.

Stage 2 — Preliminary Contract (Compromesso or Contratto Preliminare): One to three months after the accepted offer, buyer and seller sign a formal contract detailing the full price, completion date and all conditions. You typically pay a further 10–20% of the purchase price at this stage.

Stage 3 — Final Deed (Rogito or Atto Notarile): The deed is signed before a Notary (Notaio), who verifies ownership, checks for any mortgages or restrictions, collects the applicable taxes and registers the title. Keys and the balance of the price are exchanged at this moment.

How long does the purchase process take?

From accepted offer to final deed, the process typically takes two to four months. The gap between the preliminary contract and the final deed depends on factors such as mortgage approval, survey timelines and the seller's requirements. In straightforward cash transactions, it can sometimes be completed more quickly.

What happens if the seller pulls out after the Preliminary Contract?

If the seller withdraws after both parties have signed the preliminary contract, they are legally required to return double the deposit you paid (the Caparra Confirmatoria). Alternatively, you may choose to pursue enforcement through the courts to force completion. The same logic applies in reverse: if you withdraw without legal justification, you forfeit the deposit.

COSTS, TAXES AND FEES

What are the total costs of buying property in Italy?

As a general rule, buyers should budget an additional 8 - 11% on top of the purchase price to cover all purchase-related costs. The main items are: 

• Registration (Stamp) Tax: 9% of the fiscal value (valore catastale) for a holiday home; 2% if you establish Italian residency within 18 months of purchase.
• VAT: applies only when buying from a developer or on a new-build property — 10% standard rate, or 4% for a primary residence.
• Mortgage and cadastral taxes: two minor fixed taxes of approximately Euro 50 each.
• Notary fee: variable, based on the property value; paid by the buyer.
• Agent's commission: due at the preliminary contract stage. 

Note that taxes are calculated on the valore catastale (the government fiscal value), which in Liguria en is typically 50–70% lower than the market price. This is one reason purchase taxes in Italy tend to be lower than in many other countries.

What is the valore catastale and why does it matter?

The valore catastale is the government-assessed fiscal value of a property, recorded in the Italian Land Registry (Catasto). It is generally 50–70% lower than the actual market price. Registration taxes are calculated on this figure rather than the agreed sale price, which means your tax exposure is significantly lower than it might first appear. Your notary will confirm the exact cadastral value before the deed is signed.

Are there ongoing taxes after the purchase?

Yes. Once you own a property in Italy, the main annual costs are: 

• IMU/TASI (property tax): a municipal tax of approximately 0.7–1% of the cadastral value, usually paid in two instalments in June and December. Your primary residence is exempt.
• TARI (refuse disposal tax): a local tax typically in the range of Euro 2–4 per square metre per year.
• Income tax on rental income: if you let the property, rental income must be declared in Italy. Expenses can be offset and double-taxation treaties may apply for non-residents.
• Capital gains tax: if you sell a holiday home within five years of purchase, a 26% tax applies to the profit.

DOCUMENTS AND REQUIREMENTS

Do I need a Codice Fiscale to buy property in Italy?

Yes. A Codice Fiscale (Italian tax identification number) is mandatory for any property purchase. It is also required for opening an Italian bank account and applying for a mortgage. LiguriaHomes Casamare & Hamptons assists all clients in obtaining their Codice Fiscale. In many cases it can be issued within a day, and in some situations it can be obtained online before you travel to Italy.

Do I need an Italian bank account?

An Italian bank account is not strictly mandatory. The notary can hold the purchase funds in a dedicated escrow account and pay the seller directly at completion. However, having a local account is strongly recommended: it simplifies the payment of utilities, IMU property tax, condominium charges and any future rental income. LiguriaHomes Casamare & Hamptons can introduce you to local banks and assist with the account-opening process.

What is the role of the Notary and who pays the fee?

In Italy, only a state-appointed Notary (Notaio) can legally transfer title to real estate. The notary's responsibilities include: 

• Verifying the identity of all parties
• Confirming the seller has clear, unencumbered title
• Checking for mortgages, liens or other restrictions on the property
• Collecting the applicable purchase taxes on behalf of the state
• Registering the deed at the local land registry 

The notary is chosen and paid by the buyer. Since the deed is drafted in Italian, an official translator will be present at signing.

FOREIGN BUYERS: ELIGIBILITY AND RESTRICTIONS

Can foreign nationals buy property in Italy?

In general, yes. Citizens of most countries can freely purchase residential property in Italy with no special restrictions. There are two notable exceptions based on reciprocity agreements: 

• Swiss nationals may only purchase secondary residences or properties not exceeding 200 m².
• Canadian nationals face restrictions under Canadian foreign property purchase legislation. They may purchase only when co-owning with an EU citizen, buying in municipalities with fewer than 10,000 inhabitants, or for diplomatic purposes. 

These regulations can change. We always recommend verifying current rules with your notary or a qualified legal adviser before proceeding.

Can non-EU citizens get a mortgage in Italy?

Yes, Italian banks do offer mortgages to non-EU residents, although the conditions are usually more restrictive than those available to Italian residents. For non-resident buyers, lenders typically limit the loan-to-value ratio to around 50% to 60%, compared with up to 80% for primary residence purchases by residents. For non-EU buyers, it is very important to obtain a mortgage pre-approval before starting the property search. This allows you to understand your real purchasing power, avoid wasting time on properties that may not be financially viable, and make a stronger offer when the right property is found.

Interest rates, documentation requirements and approval timelines vary between banks. LiguriaHomes Casamare & Hamptons can introduce international buyers to local banking contacts with experience in working with non-EU clients interested in buying property in Italy.

What is the tax difference between buying a holiday home and establishing residency?

The difference is significant. If you register the property as your primary residence (by establishing Italian residency within 18 months of purchase), the registration tax drops from 9% to 2% of the fiscal value, and VAT on new builds falls from 10% to 4%. You are also exempt from the annual IMU property tax on your primary residence. For buyers planning to spend considerable time in Italy, establishing residency can result in meaningful savings both at purchase and ongoing.

OUR SERVICES

What languages does your team speak?

Our team speaks English, French, German, Russian, Ukrainian and Spanish. All key documents are translated, and we recommend certified translators for the signing process.

What support do you provide after the purchase is complete?

Our involvement does not end at the deed. After completion, LiguriaHomes Casamare & Hamptons assists with: 

• Obtaining the certified copy of the purchase deed and lodging it with the relevant authorities
• Notifying the condominium administrator of the change of ownership
• Setting up new utility contracts (electricity, water, gas)
• Key-holding, mail forwarding and cleaning coordination
• Practical advice on local services: schools, language courses, medical facilities, restaurants and day-to-day needs

Can you help with renovation or property works?

Yes. We work with a network of trusted local contractors (architects, builders, painters, plumbers, electricians and gardeners). We can oversee the work and provide regular progress updates, which is particularly valuable for buyers who are not based in Italy full-time.

Are Italian estate agents regulated?

Yes. Estate agents in Italy must be registered with the local Chamber of Commerce and pass professional examinations covering all aspects of property transactions. LiguriaHomes Casamare & Hamptons' director is an official property consultant of the Court of Imperia and a member of the U.S. National Association of Realtors (NAR). The agency is also a partner of Hamptons International, providing access to an international network of buyers and investors.