Buying Land in Italy

When buying land in Italy foreigners should pay attention to the requirements imposed. While some can be represented with a power of attorney if they don’t live in Italy and want to purchase land, others can be assisted locally, including in getting a residence visa. Below is information about property and land purchases in Italy, plus details about the legal services that can be offered by our attorneys in Italy in this endeavor. Also, if you wish to buy land in Sicily or other areas of the country, we recommend contacting our lawyers in Italy for complete information about the mandatory steps.

Quick Facts
Can foreigners buy land in Italy?	Yes
Types of land for purchase in Italy	Agricultural, plots for commercial or subdivision development, greenfield land, etc.
Land ownership restrictions for foreign nationals in Italy (Yes/No)	The reciprocity principle can apply (purchase is allowed for a foreigner if his or her country of origin also allows Italian citizens to buy land there). Other conditions can apply.
Real estate agent use	Common
Real estate agent fees in Italy (approx.)	Between 2 and 5% of the purchase value. Commissions vary according to region.
Deed registration	Performed with the land registry office in the area in which the land is located.
The Italian agency dealing with property matters	The Public Property Agency
Provisional agreement	Can be used
Initial deposit	Can be 10% of the land value or as otherwise negotiated with the seller.
Property due diligence	Always advisable. Our team can give you details on the recommended verification.
Mandatory representation by an Italian lawyer	Not mandatory, but highly advisable.
Property purchase taxes and other costs	The proportional registration tax, the fixed cadastral tax, and others.
Reasons to buy land in Italy	The country’s landscapes and mild climate rank high on the list of reasons to buy land or property in Italy.
Assistance for individual buyers	Complete information on the purchasing process if you are interested in buying land to build a house or in other cases.
Assistance for corporate buyers	Companies looking to purchase land in Italy for residential or commercial development, or for farm/agricultural use can reach out to our lawyers for information on the requirements.

Conditions to buy real estate in Italy

Those interested in buying land in Italy should consider the following:

• A foreign citizen wanting to buy property in Italy has first to acquire a tax identification number. This can be requested from an Italian Embassy or Consulate or at any government financial agency;
• One also needs to submit the relevant documents and a copy of the passport;
• A preliminary agreement is signed, after which a notary draws up a public sales act. This agreement is proof of the intention to purchase;
• Lastly, the foreign citizen needs to sign the final contract, which is a legally binding paper that requires the presence of an Italian notary.

Signing the two agreements (preliminary and final) is necessary for completing the land or house purchase in Italy. The preliminary sales agreement has to contain the following:

• Both the buyer and seller’s identification details (date and place of birth, names in full, nationality, passport number, tax identification number, etc);
• Information about the land in question (including its location provided according to province or commune and any other specifics);
• The data extracted from the National Land Register, which can be done by citing the register document, via the notary office;
• The agreement will also typically include a map drawn up in accordance with the information obtained from the register. This is signed by both parties.

It is also advisable to:

• Check the seller’s property title;
• See if there are any limitations to the title (mortgages, inheritance or property rights belonging to other parties, leases signed with third parties, etc);
• Verify the sale price and the date for the final sale act.

The final agreement is signed after the preliminary one is agreed upon and executed and it requires the presence of the notary who has to oversee the signing of the documents. The notary is commonly the one to register the paper with the Land Registry and to collect the tax on the property.

Please check this infographic and explore information about buying land in Italy:

Property purchase requirements for various types of citizens

Most foreign citizens can buy land or property in Italy under similar conditions as Italians. However, there are also some aspects to be taken into account for certain categories of citizens and we review some of them:

• Those who immigrate to Italy for education/business/employment reasons must obtain a residence permit. With this document one can buy land in Italy like any local, respecting the imposed conditions.
• In the case of stateless/refugee persons who immigrated to Italy under this status, purchasing a real estate property is a conditional process. In this case, the citizens in question must wait at least 3 years to purchase a property or land.
• There is another category of citizens who may be interested in property or land purchase in Italy, namely, those who do not live in Italy. In this situation, the reciprocal agreement signed between Italy and the country from which the citizen belongs to be able to buy real estate comes into question.
• Another interesting aspect is the fact that starting with 2024, British/Canadian and American citizens can buy real estate in Italy, as the conditions have been simplified for them.
• As for citizens who live in the European Union or European Economic Area, they can purchase properties in Italy like any other Italian citizen.

We recommend the legal services of our Italian lawyers if you are interested in the purchase of land or a house in Italy. The sale-purchase process can be greatly simplified, and our clients can be represented with power of attorney. Please check this video presentation with details on this subject:

Applying for a Golden Visa in Italy to buy a property

Italy offers foreign citizens the opportunity to obtain a Golden Visa and invest in the real estate sector. Here are some of the conditions of this investment program:

• Gaining residence through investment is possible in Italy. One of the options is investing at least EUR 2 million in Italian government bonds.
• Those who invest at least EUR 500,000 in an Italian limited company can also join the Golden Visa program and get residency.
• Those who donate EUR 1 million to a philanthropic cause in Italy can obtain a Golden Visa and respectively residency, then be able to buy real estate properties in Italy without restrictions.

Taxes to pay when buying a house or land in Italy

When buying a property in Italy, two factors will have a significant influence on the taxes: the value of the property and if you buy it from a natural or a legal person. The taxes that apply are briefly listed below by our attorneys in Italy:

• The value-added tax: The VAT rate can be 4% or 22% of the property value. A different condition applies if this will be your first house in Italy;
• The land registry tax: this fee can vary but you may expect it to start at EUR 50 (more if you buy the house from a legal person);
• Stamp duty: the value varies between 2% and 9% of the property’s cadastral value;
• Other taxes: you can also expect to pay notary fees and the real estate agent’s fee of approximately 1% of the property transaction value (depending on the real estate company you choose to work with).

Please keep in mind that the fees above should only be used for informative purposes.

Frequently asked questions

Foreign individuals who wish to buy property in Italy may purchase residential or commercial property without the need to reside here. Buyers have access to a diverse property market that includes apartments, houses, or villas. Those who have a generous budget, or are interested in investing in Italy, can also consider the option to buy land in Sicily or other areas in the country, for real estate development purposes. The decision to buy land in Italy or another type of residential/commercial property is an important one. Our Italian lawyers answer some commonly asked questions below:

Our attorneys in Italy can make sure that your best interests are being looked after when signing a contract for buying land in Italy, so feel free to contact our law firm in Italy.