Buying land in Italy – Guide to Liguria
Many German speakers dream of owning a piece of Italy. Terms like "buy land in Italy" or "buy property in Italy" frequently appear in search queries – reflecting the desire to realize the dream of owning a home under the southern sun. The Ligurian coastal region, in particular, attracts emigrants, investors, and retirees . However, before buying land in Italy, there are some important aspects to consider. This guide provides factual and informative details on what to look out for when buying land in Italy, its unique features, and how Casa Riviera – a real estate agency specializing in western Liguria – can support you throughout the purchase process, from planning and construction to legal matters.
Why Liguria? Advantages of the Italian Riviera
Liguria, especially its western part (Riviera di Ponente), is one of Italy's most attractive regions for buying property. The climate in western Liguria is uniquely mild: up to 300 days of sunshine a year and mild winters are not uncommon. Thanks to its sheltered location between the Mediterranean Sea and the Alps, winter temperatures often remain in the double digits, while extreme heat in summer is rare. It's no wonder many speak of an "eternal spring" in Liguria.
Liguria also offers great scenic appeal: picturesque coastal towns, Mediterranean vegetation, beaches, and a hilly hinterland dotted with olive groves. The region is attractive to retirees due to its healthy climate and relaxed lifestyle. Investors appreciate the limited supply of real estate along the coast and the increasing international demand. Many buyers come from abroad – primarily from Germany, France, and Switzerland. New infrastructure projects – such as modernized marinas and international schools – further enhance the area and are expected to have a positive impact on property values. Finally, Liguria is also attractive to German-speaking expats because of its proximity to France/Monaco and its excellent accessibility (e.g., Nice Airport).
In summary: Liguria (especially western Liguria) scores points with a pleasant climate, high quality of life and stable demand – ideal conditions for buying a building plot to realize the dream of owning a house in Italy.
Buying property in Italy: requirements and process
Who can actually buy property in Italy? The good news: As a German, Austrian, Swiss, or generally EU/EEA citizen, you are not subject to any restrictions when buying property in Italy. You are treated legally like a local and do not need any special permits. Buyers from non-EU countries only need to observe the principle of reciprocity – their home country must also allow Italian citizens to buy property.
The Italian tax identification number, or Codice Fiscale, is essential for all buyers. A purchase contract cannot be concluded without this personal tax number. The Codice Fiscale can be easily obtained, for example, from the Italian consulate or the local tax office. It is required for all contracts and also, for instance, for opening an Italian bank account. While an Italian current account is not legally required, it is practical for transferring the purchase price and associated costs in euros. Furthermore, foreign buyers must provide proof of identity with a valid passport or national identity card.
The purchasing process itself takes place in several steps and differs somewhat from the German process. Essentially, three phases must be completed:
- Purchase offer (Proposta) – First, the buyer submits a written purchase offer containing the most important terms and conditions (price, property description, parties involved). This offer is usually binding, i.e., if the seller accepts it, the buyer is bound by their offer. Often, a written offer is already included in the offer or, at the latest, in the preliminary contract. down payment (caparra) due, usual are about 10–30% of the purchase price as security.
- Preliminary contract (Contratto Preliminare) – After the offer is accepted, a preliminary contract is drawn up, which sets out all the details of the purchase (exact property details, purchase price, payment terms, scheduled notary appointment, etc.). The preliminary contract is signed by both parties; in Italy, this is usually done privately or with a real estate agent, not necessarily at a notary. The seller thereby commits to selling the property to the buyer, and the buyer commits to purchasing it – secured by the down payment. Tip: Have the preliminary contract reviewed by an expert to ensure that all important clauses are included (e.g., that the property is free of encumbrances, that building permits are in place, etc.).
- Notarial contract (Rogito) – The final purchase contract must be signed in Italy before a notary be signed. At the notary appointment, the buyer and seller (or their authorized representatives) appear and sign the deed. The notary checks, among other things, the ownership details and that there are no outstanding mortgages or encumbrances on the property. At the same time, the buyer pays the remaining purchase price (minus the down payment) and any applicable taxes. With the notarial deed and registration in the land register, ownership officially transfers to the buyer.
Note: If the buyer does not speak Italian, a certified interpreter must accompany the notary appointment or an official translation of the contract must be prepared. This ensures that all parties understand the content. Alternatively, a bilingual notary or legal advisor can be involved. At Casa Riviera, this aspect is covered, for example, by multilingual support – the team communicates in German and Italian and can help with language barriers.
The Italian notary plays a central role in ensuring legal certainty, but does not completely replace independent advice. They draft the contract, arrange for the transfer of ownership in the land register, verify ownership and encumbrances , and ensure the correct processing of the transaction. Nevertheless, it is advisable for foreign buyers to consult additional experts. Due to the legal specifics and potential language barriers, it is recommended to involve a specialized lawyer or a knowledgeable real estate agent early on. This ensures that, for example, zoning plans, the land register, and contracts are thoroughly reviewed before you enter into any contractual obligations. With the right preparation and support, nothing stands in the way of a secure acquisition of your dream property.
Building plot or agricultural land? – Types of use and buildability
Not every idyllic plot of land in Italy is actually buildable. In Italy, every plot of land has a designated purpose , defined in the municipal zoning plan ( Piano Regolatore Generale ). Anyone wishing to build a house must therefore specifically search for land designated as "Terreno edificabile" (building plot) . These plots are marked as buildable in the municipal zoning plan and are usually located within residential areas. Without official zoning designation, no building permit can be issued! Therefore, be sure to check before purchasing whether the plot is indeed designated as building land according to the local zoning plan. A look at the Certificato di Destinazione Urbanistica (Urban Designation Certificate) can provide clarity.
In addition , agricultural land (terreno agricolo) is often offered – frequently large areas with olive groves, vineyards, or simply undeveloped land. These agricultural plots are generally not readily buildable . In many regions, construction is only permitted if you possess a certain minimum plot size and are usually a registered farmer (IAP) or operate an agricultural business. Therefore, anyone dreaming of a house in an olive grove should carefully examine the regulations. Occasionally, an old farmhouse or rustico stands on such plots , which can be renovated – this can provide a legal starting point for a residence. However, new construction in the middle of agricultural land without an existing building is usually not permissible for private individuals.
Another category includes recreational or nature conservation properties , such as wooded areas, grassland, or coastal plots in protected areas. New construction is practically impossible or strictly regulated in these areas. For example, the Italian Coastal Protection Act often prohibits new houses near the shore to preserve the coastline. In protected landscape areas ( Vincolo Paesaggistico ), building projects are only possible with special permits and conditions. In short: Don't be blinded by the view and location alone – clarify the zoning and building regulations of the property with the local council or a professional before purchasing.
Tip: A good local real estate agency or lawyer can review the zoning plans and confirm whether and what kind of construction is permitted. Casa Riviera, for example, exclusively brokers vetted properties without any "building violations" —that is, plots of land and houses that have all the necessary permits and where there are no illegal structures or uses. This way, buyers can be sure that their purchased piece of land truly meets their intended purpose.
From construction planning to building permit
Once you've acquired a suitable building plot, the real journey to your dream home begins: the building planning . Here, you should take local regulations into account. The building permit application in Italy – Permesso di Costruire – requires detailed documentation prepared by authorized professionals. An architect, engineer, or geometra (publicly appointed surveyor) drafts the building plan and submits it to the municipal building authority ( Sportello Unico dell'Edilizia ). The plan must comply with all regulations, such as minimum distances to neighboring properties, permitted building density (maximum buildable area as a percentage of the plot), building height , and distances to the street. In historic town centers or protected landscape areas, additional design regulations often apply (e.g., regarding facade color, roof shape, etc.). Construction can only begin once the municipality has granted the building permit.
Navigating Italian bureaucracy doesn't have to be an obstacle course – with the right experts, it usually goes smoothly. It's advisable to consult a local surveyor or building expert before purchasing a plot of land to have it inspected. A surveyor can, for example, determine whether the land is serviced (access to water, electricity, and sewage) and whether there are any geological risks (landslides, earthquakes). This technical due diligence prevents unpleasant surprises. The surveyor/architect will also support you with the subsequent building application, taking care of drawings, structural calculations, expert reports , and communication with the building authority. For someone who isn't constantly on-site, this assistance is invaluable.
Casa Riviera can also support buyers during this phase: As a locally connected real estate agency, we connect you with trusted architects, engineers, and construction companies experienced in working with international clients. This ensures you receive support from the planning stage to completion . In fact, our after-sales service also includes the management of conversions, new builds , renovations, and property management. So, if desired, you won't be left on your own; even after the purchase, you can rely on a network of professionals to ensure the success of your construction project.
Costs and additional costs when buying land
In addition to the purchase price of the property, various ancillary costs and taxes will be incurred in Italy, which you should factor in. As a rough rule of thumb, you can expect ancillary costs to amount to approximately 10–15% of the purchase price . These costs are broken down as follows:
- Real estate transfer tax / registration tax: When purchasing an undeveloped plot of land, the one-time Registration tax usually 9% of the property value. (For comparison: When purchasing a residential property, the tax varies between approximately 2–9% of the cadastral value, depending on whether it is a primary or secondary residence.) Note: If you build your first home on the property you have purchased, you are eligible for tax benefits – for example, reduced VAT on construction work (4% instead of 10%).
- Notary fees: The notary fees are set by law and depend on the purchase price. Typical fees are 1–2% of the purchase price as a notary fee. This also includes the land register entry. For any Interpreter or translation costs (for foreign buyers) a few hundred euros extra should be calculated if no bilingual notary is available.
- Brokerage commission: In Italy, buyers usually pay a Brokerage fee, if a real estate agent is involved. This is usually ~3% of the purchase price (plus VAT) per party, but may vary depending on the region and agreement. CasaRiviera You will receive a comprehensive service – from the search to the handover of the keys – and the security that all steps will be professionally supervised.
- Official fees and other: Cadastral fees, stamps, certifications, etc., also apply, but are relatively small (often included in the notary's fee). If a lawyer is hired separately, these fees will be negotiated separately.
Furthermore, prospective property buyers should not forget the ongoing costs. In Italy, there is an annual property tax ( IMU ) for property owners, which is particularly levied on second homes (not permanently occupied by the owner). The amount depends on the cadastral value and the municipality. For an undeveloped plot of land, the IMU is usually manageable, but it increases accordingly after construction. Also to be considered are the costs for insurance, future utility connections (water/electricity) during new construction, and any communal fees if the property is located in a residential complex.
Financing: If you can't pay for everything with your own money, you can take out a mortgage in Italy. Some Italian banks also finance foreigners, typically up to around 60% of the purchase price. Interest rates and terms vary – in this case, get quotes well in advance. Keep in mind that mortgage tax (approximately 0,25–2%) and bank fees may also apply to financing.
All in all, careful budget planning is essential to ensure you don't run out of funds at the end of the construction project. Your real estate agent or notary can provide you with a list of anticipated additional costs beforehand . This protects you from surprises and ensures you know exactly what expenses to expect.
Casa Riviera – your German-speaking partner in western Liguria
Buying property abroad is a matter of trust. That's precisely where Casa Riviera comes in: As an established real estate agency specializing in Liguria (especially Western Liguria) since 2006 , we support you with experience, expertise, and personalized service. Our office is located directly on the Ligurian Riviera, and we know the market between Savona and Ventimiglia inside and out.
What makes Casa Riviera so special? Firstly, our local market knowledge and extensive network of contacts . We have one of the largest selections of vetted properties in Western Liguria (Riviera di Ponente) – from plots of land and rustic houses to villas. Every property is personally and thoroughly inspected by us to ensure our clients are offered only legally sound properties free of defects .
Furthermore, we offer a comprehensive, worry-free service specifically for international clients. We support you in your language (German, Italian, English) throughout the entire purchasing process – from the initial consultation, through viewings, price negotiations, contract drafting, and handover. All financial transactions are securely handled through a notary , ensuring the protection of your capital. If needed, we also assist with applying for the Codice Fiscale (Italian tax code) , opening a bank account, and connecting you with reliable notaries and lawyers.
Our service doesn't end on the day the contract is signed. We're there for you even after the purchase – whether it's with advice on tradespeople, assistance with bureaucratic procedures, or the management of your new property. Are you planning to build a house or renovate? Casa Riviera can connect you with competent architects and construction companies and, if desired, supervise the work. In short: We don't leave you on your own, but ensure that your "buying land in Italy" adventure runs smoothly from start to finish.
Trust in over 20 years of experience in the international real estate business: Founder Cora Genge and the Casa Riviera team have already helped numerous German-speaking clients fulfill their dream of owning a home in Liguria. With this expertise at your side, you can navigate the Italian bureaucracy and real estate market with confidence.
