A quick‑start handbook that walks you through each step of the Italian conveyancing process, complete with practical tips, cost breakdowns and links to the relevant regulations.
Title & Liens: confirm the seller really owns the property and that no mortgages, seizures, easements or lawsuits encumber it.
Land‑registry & Planning Compliance: request a cadastral search (visura) and floor plans; make sure they match the actual layout and that there are no unauthorised works.
Technical Certificates: Energy Performance Certificate (APE) is mandatory; ask for any gas‑, electrical‑ or plumbing‑compliance certificates.
Tip: if you’re unfamiliar with Italian cadastral docs, hire a trusted surveyor (geometra) or architect.
Written form: must state cadastral data, price offered, payment method & schedule, date the property will be handed over, validity period of the offer.
Earnest money (caparra confirmatoria): typically 2‑5 % of the price (min. €5,000), paid by banker’s draft made out to the seller; it is cashed only if the offer is accepted.
Validity: avoid excessively long offers; 7‑10 days is standard.
Extra costs: before signing, ask about any additional charges (condominium arrears, agency fees, urban‑planning fines, etc.).
What it is: a binding agreement—registered within 20 days (30 days if executed by a notary)—that sets out all the terms of the final deed.
Deposit / Down‑payment: normally ~20 % of the price.
Seller defaults: buyer gets back double the deposit.
Buyer defaults: deposit is forfeited.
Registration taxes:
€200 flat registration fee;
0.5 % on sums paid as deposit;
3 % on down‑payments toward the price.
(All amounts paid here are credited against the taxes due at completion.)
Tax Code (Codice Fiscale): free at the local Revenue Office (Agenzia delle Entrate); mandatory for any notarial act.
Bank Account: useful for wiring funds and setting up direct debits for utilities; the balance at completion is almost always paid with Italian banker’s drafts.
| Seller | Taxes owed | With first‑home relief | Without first‑home relief |
|---|---|---|---|
| Private individual or company selling VAT‑exempt | Registration Tax | 2 % (min €1,000) | 9 % (min €1,000) |
| Mortgage Tax | €50 | €50 | |
| Cadastral Tax | €50 | €50 | |
| **Construction / renovation company – sale subject to VAT | VAT (on price) | 4 %* | 10 %* (22 % for luxury A/1, A/8, A/9) |
| Registration | €200 | €200 | |
| Mortgage | €200 | €200 | |
| Cadastral | €200 | €200 |
* Reduced VAT rates apply only if the statutory first‑home requirements are met.
| Buyer profile | Registration tax | Mortgage fee | Cadastral fee |
|---|---|---|---|
| Private | 15 % (min €1,000) | €50 | €50 |
| Qualified farmer (CD/IAP) | 1 % | €200 | €200 |
| Item | Typical range |
|---|---|
| Notary | 0.5 % – 3 % of declared price (varies by province and complexity) |
| Estate Agent | 3 % + 22 % VAT (payable by both buyer and seller unless agreed otherwise) |
| Surveyors, lawyers, translators, movers | case‑by‑case quotes |
Quick budget rule: allow 5‑20 % of the purchase price for all taxes and expenses.
This is the definitive act that transfers ownership. On signing day:
Banker’s drafts for the price and taxes are delivered.
The notary reads the deed aloud and checks IDs.
Keys and possession are handed over.
The notary files the deed with the Land Registry within hours; the original stays in his/her archives.
IMU / TARI (IUC):
Main residence: IMU exempt (except luxury categories).
Other properties: IMU base rate 0.76 % on cadastral value ±0.3 % set by municipality.
TARI (waste tax) calculated on floor area; usually billed twice a year.
Utilities: electricity, gas, water, waste; always ask for the latest bills to ensure no arrears.
Condominium charges: request the statement of ordinary expenses and check for approved extraordinary works.
First‑home relief for Italians registered with AIRE: no need to move residence to Italy (Circ. 38/E‑2005).
Under‑36 buyers (until 31 Dec 2025): registration, mortgage & cadastral taxes waived (DL 73/2021 + extensions).
Renovation / energy bonuses: 50‑110 % tax credits on qualifying works; check current deadlines and caps.
How long does the whole process take? Roughly 2‑4 months if documents are in order.
Must I use the seller’s notary? No. The buyer chooses and pays the notary.
Can I buy without travelling to Italy? Yes, via notarised power of attorney or—where available—remote digital signature.
Still have questions or need tailored assistance? Email us—we’ll reply promptly and free of charge.
Last update: July 2025 – Tax rates may change; always double‑check with your notary or the Revenue Office before you sign.