Buying a house in Italy as a foreigner in 2026: A complete step-by-step guide

Italy remains one of the world's most sought-after destinations for buying property. From villas on Lake Como and apartments in art cities to country houses in Tuscany and properties with sea views in Puglia and Sicily – every year thousands of foreign nationals choose to invest in the Italian real estate market.

If you're wondering how to buy a house in Italy as a foreigner, this guide, updated for 2026, will walk you through the process step by step. It explains the requirements, documents, taxes, mortgages, notary fees, the purchase timeline, and all the bureaucratic aspects you need to know before signing the deed ( rogito ).

The goal is to make buying a property in Italy simple, safe and error-free for you.

Can a foreigner buy a house in Italy?

Yes. In most cases, a foreigner can purchase property in Italy without being a resident. The conditions depend primarily on the buyer's nationality and the reciprocity agreements between Italy and their country of origin. Citizens of the European Union can buy freely, while non-EU citizens must check for any additional requirements.

Why buy a house in Italy in 2026?

The Italian real estate market continues to attract international investors due to various factors.

The main advantages include:

• Still competitive prices compared to other European countries;

• High quality of life;

• Unique artistic and cultural heritage;

• Opportunity to purchase second homes;

• Investment opportunities for tourist rentals;

• Increasing demand in major cities;

• Tax incentives in certain specific cases.

In 2026, the Italian real estate sector will remain particularly attractive thanks to growing foreign demand from Germany, Switzerland, France, the United Kingdom, the USA, Canada, the United Arab Emirates and Australia.

Who can buy a house in Italy?

The answer depends on your citizenship.

EU citizens

If you are a citizen of a member state of the European Union, you can purchase any property in Italy without any special restrictions.

You can buy:

• Primary residence ( prima casa );

• Second home;

• Apartments;

• Villas;

• Building plots;

• Commercial real estate.

It is not necessary to have an Italian residence.

Non-EU citizens

Many non-EU citizens can also purchase real estate in Italy.

In this case, it is important to examine the so-called principle of reciprocity ( principio di reciprocità ). This means that an Italian citizen is also allowed to purchase real estate in your home country.

In some cases, the following may also be necessary:

• A valid residence permit;

• Or the existence of specific international agreements.

For this reason, it is always advisable to conduct a preliminary review before negotiations begin.

Required documents for buying a house in Italy

One of the most important aspects concerns documentation.

The following are usually needed:

Identitätsdokument

This could be:

• Passport;

• European identity card.

Italian tax identification number (Codice Fiscale)

It is essential for every real estate transaction.

It is needed for:

• Signing of the preliminary agreement ( compromesso );

• Opening a bank account;

• Conclusion of the notarial deed ( rogito );

• Payment of taxes;

• Applying for a mortgage.

The Codice Fiscale can be applied for through the Italian consulate in your own country before arriving in Italy.

Italian bank account

It is not always strictly necessary, but it is strongly recommended.

It makes things easier:

• The notary's payment;

• Steer;

• Transfers;

• Additional costs (electricity, water, etc.);

• A possible mortgage.

How to buy a house in Italy: All the steps

The purchase process usually follows a very precise procedure.

1. Property search

The first step is to find the ideal property.

The following should be evaluated:

• Location;

• Infrastructure and services;

• Condition of the property;

• Energy class;

• Maintenance fees/additional costs of the owners' association;

• Market value;

• Potential for future value appreciation.

A correct initial analysis avoids costly mistakes.

2. Review of the documents

Before submitting an offer, it is essential to check the following:

• cadastral extract ( visura catastale );

• Ground plan ( planimetria );

• Compliance with building regulations;

• Potential mortgages;

• Seizures;

• Construction defects or illegal alterations ( abusi edilizi );

• Energy performance certificates.

This phase is one of the most important in the entire buying process.

3. Purchase offer (Proposta di acquisto)

Once a suitable property has been found, a written offer will be submitted.

It usually contains:

• The offered price;

• Payment terms;

• Deadlines;

• A possible down payment;

• Suspensive conditions.

If the seller accepts the offer, it becomes binding.

4. Preliminary contract (Contratto preliminare / Compromesso)

The preliminary contract is then signed.

This document contains:

• Seller and buyer mutually commit to the purchase/sale;

• A confirmation deposit ( caparra confirmatoria ) is paid;

• The deadlines and modalities of the notarial deed are determined.

The preliminary agreement protects both parties.

5. Notarial deed (Rogito notarile)

The Rogito represents the final purchase agreement.

During the notary appointment:

• Will the remaining purchase price be paid?

• Does the notary review all the documentation?

• The transfer of ownership takes place;

• The document will be registered.

From this moment on, the buyer is officially the owner of the property.

How much time does it take to buy a house in Italy?

Guideline values:

Phase	Durchschnittliche Zeit
Property search	1 - 6 months
negotiation	1 - 3 weeks
Preliminary agreement (Compromise)	2 - 6 weeks
Notary appointment (Deed)	30 - 90 days

 

The entire process typically takes 2 to 6 months , although times may vary depending on the documentation, mortgage application, and complexity of the sale.

Frequently Asked Questions

Can a foreigner buy a house in Italy?

Yes. Citizens of the European Union can purchase real estate in Italy without special restrictions. Citizens of non-EU countries can purchase real estate provided the principle of reciprocity or the applicable legal requirements are met.

What documents are required for a foreigner to buy a property in Italy?

Generally, a valid passport or identity card, an Italian tax identification number (Codice Fiscale), and the documents requested by the notary are required. While an Italian bank account is not always mandatory, it is recommended.

Can I, as a foreigner living abroad, buy a property in Italy?

Yes. You do not need to be a resident of Italy to buy property there. However, the requirements depend on your nationality and applicable international agreements.

What costs are incurred by foreigners when buying real estate in Italy?

In addition to the purchase price, taxes, notary fees, possibly real estate agent commissions, and other incidental costs will be incurred. The total costs depend on the type of property and the buyer's individual circumstances.

Can foreigners get a mortgage in Italy?

Yes. Many Italian banks also grant mortgage loans to foreign buyers, provided the requirements regarding income, creditworthiness and documentation are met.

How long does it take to buy a property in Italy?

Depending on the situation, the entire purchase process typically takes between two and six months. The duration depends on factors such as document checks, financing options, and the notary appointment.

Is the Italian Codice Fiscale required for buying real estate?

Yes. The Codice Fiscale is mandatory to sign the purchase agreement, pay taxes, and complete all formalities when buying real estate in Italy.

What taxes must foreigners pay when buying real estate in Italy?

The applicable taxes depend on the type of property, the seller, and any applicable tax breaks. These may include property transfer tax, value-added tax, land registry tax, and mortgage tax.