Buying land in Italy – Guide to Liguria
Many German speakers dream of being able to call a piece of Italy their own. Terms like “Buying property in Italy” or “Buying property in Italy” frequently appear in search queries – and behind it lies the desire to realize the dream of owning your own home under the southern sun. The Ligurian coastal region is particularly attractive. Emigrants, investors and pensioners But before you buy a property in Italy, there are some important aspects to know. This guide will provide you with objective and informative information on what you should pay attention to when buying property in Italy, what special features there are, and how CasaRiviera – than on Western Liguria specialized real estate agent – can support you in the purchase process, construction planning and legal processing.
Why Liguria? Advantages of the Italian Riviera
Liguria, especially the western part (Riviera di Ponente), is one of the most attractive regions in Italy 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 here. Thanks to its sheltered location between the Mediterranean and the Alps, temperatures often stay in double digits in winter, while extreme heat is rare in summer. No wonder many speak of an "eternal spring" in Liguria.
Liguria also offers great scenic attractions: picturesque coastal towns, Mediterranean vegetation, beaches and, at the same time, a hilly hinterland with olive groves. For retirees The region is attractive because of its healthy climate and relaxed lifestyle. Investors appreciate the limited property supply along the coast and the increasing international demand. Many buyers come from abroad – especially from Germany, France, and Switzerland. New infrastructure projects – such as modernized marinas and international schools – are further enhancing the area and are expected to have a positive impact on property values. German-speaking emigrants Finally, Liguria is also interesting because of its proximity to France/Monaco and its good accessibility (e.g. Nice Airport).
In summary: Liguria (especially western Liguria) scores with pleasant climate, high quality of life and stable demand – ideal conditions for buying a building plot to realize the dream of owning your own home 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 subject to no restrictions When purchasing real estate in Italy, you are legally treated like a local and do not require any special permits. Buyers from non-EU countries simply need to observe the principle of reciprocity – their home country must also allow Italian citizens to purchase real estate.
Important for all buyers is the Italian tax number, the Codice Fiscale. Without this personal tax number, no purchase agreement can be concluded. The Codice Fiscale can be easily applied for, for example, at the Italian consulate or at the local tax office. It is required for all contracts and also, for example, for opening an Italian bank account. Italian checking account While not legally required, it's practical for transferring the purchase price and additional costs in euros. Foreign buyers must also provide proof of identity with a valid passport or ID card.
The buying process The process itself is carried out in several steps and differs somewhat from the German process. Essentially, there are three phases to complete:
- 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 sworn 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 counsel can be involved. CasaRiviera 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. He draws up the contract and arranges for its registration in the land register. checks property and encumbrances and ensures the correct processing. However, as a foreign buyer, it is recommended to consult additional experts. Due to the legal peculiarities and possible language barriers It is advisable to consult a specialized lawyer or knowledgeable real estate agent early on. This ensures that, for example, development plans, land registry, and contracts are thoroughly reviewed before you enter into any contractual commitment. With the right preparation and support, nothing stands in the way of the secure acquisition of your dream property.
Building plot or agricultural land? – Types of use and buildability
Not every idyllic piece of land in Italy can actually be built on. In Italy, every piece of land has a specific purpose, defined in the development plan (General Regulatory Plan) of the municipality. Anyone who wants to build a house must therefore specifically look for a “Terreno edificabile” (building plot) Look for designated land. These plots are marked as suitable for development in the municipal development plan and are usually located within residential areas. No building permit without official land designation! Before buying, be sure to check whether the property is actually building land according to the local zoning plan. A look at the Certificato di Destinazione Urbanistica (Certificate of development planning) can provide clarity here.
In addition, agricultural land (Terreno agricolo) offered – often large areas with olive groves, vineyards, or simply undeveloped land. These agricultural properties are usually not easily buildableIn many regions, you are only allowed to build on it if you have a certain Minimum plot size and usually also Farmer (IAP) or runs a farm. Therefore, anyone who dreams of a cottage in an olive grove should check the conditions carefully. Occasionally, there is an old farmhouse or Rusticothat can be renovated—this can provide a legal starting point for a residential building. However, a new construction in the middle of agricultural land without an existing building is usually not permittable for private individuals.
Another category is Recreational or nature conservation land, such as forests, grassland, or coastal properties in protected areas. New development is either practically impossible or strictly regulated here. For example, the Italian Coastal Protection Act prohibits new houses near the shore in many cases in order to preserve the coast. In landscape protection areas (Landscape Constraint), construction projects are only conceivable with special permits and conditions. In short: Don’t be blinded by the view and location alone – clarify the Dedication and buildability of the property with the municipality or a specialist.
Tip: A good real estate agency or local lawyer can review the zoning plans and confirm whether and what can be built. CasaRiviera for example, exclusively mediates inspected objects without “building defects” – that is, plots of land and houses that have all the necessary permits and where there are no illegal buildings or uses. This way, buyers can be sure that their purchased piece of land truly meets its intended purpose.
From construction planning to building permit
Once you have acquired a suitable building plot, the actual path to your dream home begins: the Construction Planning. You should take local peculiarities into account. The building permit in Italy - Permission to build – requires detailed documentation that must be prepared by authorized professionals. Architect, engineer or geometer (publicly appointed surveyor) draws up the building plan and submits it to the building administration (One-Stop Shop for Construction) of the municipality. The plan must comply with all requirements, for example clearance areas to the neighbor, permissible Building density (maximum buildable area in % of the property), height and distances from the street. In historic town centers or protected landscape areas, additional design regulations often apply (e.g., regarding facade color, roof shape, etc.). Construction may only begin once the municipality has granted the building permit.
But navigating Italian bureaucracy doesn't have to be a hurdle – with the right experts, it usually runs smoothly. It is advisable to consult a local geometer before purchasing a property. or a building expert to have the property inspected. A Geometra, for example, can clarify whether the property developed (access to water, electricity, sewage system) and whether there are geological risks (landslides, earthquakes). technical due diligence protects you from unpleasant surprises. The Geometra/Architect will also be at your side during the subsequent building application and will take care of Drawings, statics, reports and communication with the building administration. For someone who isn't always on-site, this help is worth its weight in gold.
CasaRiviera can also support buyers in this phase: As a locally networked broker, we connect you with trustworthy architects, engineers, and construction companies who have experience with foreign developers. Support from planning to completionIn fact, our after-sales service also includes support for Renovations and new buildings, renovations, and property management. This means you won't be left alone if you wish; even after the purchase, you can rely on a network of professionals who will ensure your construction project is a success.
Costs and additional costs when buying land
In addition to the purchase price of the property, there are various additional costs and taxes in Italy that you should take into account. As a rough rule of thumb you can with about 10–15% of the purchase price You can expect additional purchase costs. 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.
In addition, property buyers should not forget the running costs. In Italy, there is an annual property tax (IMU) for property owners, which is particularly applicable to 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 increases accordingly after the house is built. Also to consider: insurance costs, subsequent connections (water/electricity) for new construction, and any community fees if the property is located in a residential complex.
Financing: If you are not able to pay the entire purchase price with your own funds, it is possible to take out a mortgage in Italy. Some Italian banks also finance foreigners, typically up to 60% of the purchase price. Interest rates and terms vary – in this case, obtain quotes in good time. Note that financing may require additional Mortgage tax (approx. 0,25–2%) and bank charges may apply.
All in all, careful budget planning is important to ensure that the construction fund does not run out of funds at the end. Your real estate agent or notary can provide you with an estimate in advance. List of expected additional costs This way, you're protected from surprises and know exactly what expenses you'll face.
Casa Riviera – your German-speaking partner in western Liguria
Buying a property abroad is a matter of trust. This is precisely where CasaRiviera As an established real estate agent, Specialized 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, the local market knowledge and a big one Network of contacts. We have one of the largest selections of verified properties in Western Liguria (Riviera di Ponente) – from plots of land to rusticos and villas. We personally examine each offer thoroughly to ensure that our customers only legally compliant objects without defects offered.
On the other hand, we offer a “All-round worry-free” service especially for international customers. We support you in your language (German, Italian, English) throughout the entire purchase process – from the initial consultation, through viewings, price negotiations, contract drafting, and handover. All financial transactions are handled safely through the notary so that your capital is protected. We also help with the Application for the Codice Fiscale, opening a bank account and connecting you with reliable notaries and lawyers.
Our service does not end on the day the contract is concluded. We are also there for you after the purchase Whether it's tips on tradespeople, assistance with official procedures, or managing your new property. Are you planning to build a house or renovate? Casa Riviera will connect you with competent architects and construction companies and, if desired, oversee the work. In short: We won't leave you alone, but will ensure that your adventure of buying property in Italy 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 confidently navigate the Italian bureaucracy and real estate market.
