Buying a property in Italy. What you should definitely know in advance.

What you should know before buying a property in Italy

Buying a house or apartment in Italy is a dream come true for many. However, the process of acquiring real estate is different in many ways from what we are used to in Slovakia. If you are considering buying a property by the sea, in a historic city or in the Italian countryside, it is good to know the basic rules, fees and the entire purchase process.

1. What fees should I expect when buying a property?

When buying a property in Italy, you need to consider not only the purchase price, but also additional costs. Total fees, including real estate agency commission, taxes and notary fees, usually range from 7% to 12% of the purchase price of the property.

In general, the following applies:

• for cheaper properties the percentage burden tends to be higher,
• for more expensive properties it tends to be a lower percentage.

Real estate agency commission

The real estate agency's commission is most often around 3-4% + VAT and is payable before the signing of the preliminary purchase contract, the so-called Preliminari . The amount of the commission also depends on the purchase price and the scope of services included in it.

2. First House or Second House?

The amount of some taxes and fees depends on whether you are buying a property as:

Prima Casa (first home)

This regime applies to persons who will have permanent residence in Italy and will use the property as their main residence.

Seconda Casa (second home)

This regime applies mainly to foreign buyers who do not have permanent residence in Italy and are not considering obtaining it. The majority of foreign investors and holiday owners therefore fall into the Seconda Casa category.

3. Why isn't all the information available right away?

Many buyers are surprised that when a property is advertised, not all documents or an exact breakdown of fees are available.

The reason is simple.

When the owner decides to sell the property, he contacts a real estate agency, provides basic information and photos, and the property is listed. This phase is primarily about providing an informative presentation of the property.

At the same time, the owner gradually prepares the necessary documents and informs the notary of the intention to sell. However, the notary does not yet perform a complete check of the documentation or prepare all the supporting documents.

It is not unusual that even during the first inspection, all the data necessary for the final cost calculation is not yet available.

4. Why is a personal inspection necessary?

Buying a property without a personal visit is very risky.

Photos and videos can create a certain image, but they are not a substitute for real-life experience with the property. A personal inspection allows you to verify:

• technical condition of the building,
• the quality of the environment,
• availability of services,
• neighbors,
• any defects that are not visible in the photos.

Therefore, we recommend visiting each property in person before making a purchase decision.

5. What is the procedure for buying a property in Italy?

The purchase process takes place in several steps:

1. Property inspection

The buyer will inspect the property and evaluate whether it meets his expectations.

2. Purchase decision

After the inspection, the buyer decides whether they are interested in the property.

3. Formal offer to purchase

If the interest is serious, an official offer is submitted to the seller containing the proposed price and terms of purchase.

4. Acceptance or rejection of the offer

The seller may accept or reject the offer without the obligation to justify his decision.

5. Reservation deposit

After accepting the offer, a deposit is usually made, often around 5% of the purchase price. This serves as confirmation of the buyer's serious interest.

6. Preliminary (Compromise)

This is followed by the signing of a preliminary purchase contract, which states:

• accurate data about the property,
• terms of sale,
• payment schedule,
• deadline for signing the final purchase contract.

7. Notarial Purchase Agreement (Rogito Notarile)

After all checks and documentation verification have been completed, the notary will prepare the final purchase contract.

It is by signing this contract that the buyer becomes the legal owner of the property.

6. What is the role of a notary?

Unlike in Slovakia, in Italy, a notary plays an extremely important role when purchasing real estate.

Notary:

• checks ownership rights,
• checks the data in the cadastre,
• performs a legal inspection of the property,
• verifies whether the property is not encumbered by encumbrances or loans.
• prepares contract documentation,
• ensures the legality of the entire transfer.

Only after the buyer's offer is accepted does the process of checking the property and preparing the documents begin in full.

7. Don't forget the Codice Fiscale

Every foreign buyer needs to obtain a Codice Fiscale - an Italian tax identification number - before signing a purchase contract .

Without it, it is not possible to complete the purchase of the property. If you do not have it yet, we will help you arrange and secure it before signing the contract.

Conclusion

Buying a property in Italy is a safe and well-structured process if you know the steps and calculate all the associated costs. The most important thing is to have a personal inspection, understand the difference between the Prima Casa and Seconda Casa regimes , and have the entire process reviewed by an experienced notary.

A well-prepared buyer will avoid unpleasant surprises and can fully enjoy their new property under the Italian sun.