Buying Property in Italy as a Foreign National

Codice fiscale: your first step

Every buyer must obtain a codice fiscale, the Italian tax identification number, before a property transaction can proceed in Italy. Without it, no contract may be signed and no transfer can be registered. Non-residents can apply at any Italian consulate in their home country, usually within a few days and at no cost. It is also available in person from an Agenzia delle Entrate office anywhere in Italy. Arrange this before your first property visit, so you are ready to act if you decide to make an offer.

The notarial process

Every property transfer in Italy must go through a notaio, a notary public who serves as an independent state officer rather than representing either party. The notaio checks the legal title, confirms that there are no encumbrances or outstanding mortgages, verifies the property's cadastral and urban planning records, and formally records the transfer with the Land Registry (Conservatoria dei Registri Immobiliari).

The buyer and seller must both attend the final closing, known as the rogito. If you do not speak Italian, a certified interpreter must be present or the deed must be translated. Before signing, the notaio reads the full deed aloud, a formality with real legal weight. Notary fees usually range from 1% to 2% of the purchase price, depending on the complexity of the transaction.

Price, taxes and additional costs

The agreed prezzo di vendita (contract price) is the gross sale price, excluding the additional costs you must allow for. Alongside notary fees, buyers pay registration taxes, calculated either as a percentage of cadastral value for resale properties or as VAT on a new build from a developer. Agent commissions are typically 3% plus VAT from each party, buyer and seller alike. Luxury Lakeview explains its commission structure clearly and provides a complete cost breakdown before any offer is formalised.

As a general guide, allow an additional 8-12% on top of the agreed purchase price for all acquisition costs. The precise amount depends on the property category and your residency status.

The purchase timeline

The period from an accepted offer to the final rogito usually lasts between two and four months. After acceptance, the parties sign a preliminary contract (compromesso or contratto preliminare) and the buyer pays a deposit of between 10% and 30% of the purchase price. The deposit protects both parties. If the seller withdraws, they must return double the deposit. If the buyer withdraws, the deposit is forfeited.

The interval between the compromesso and the rogito generally lasts four to eight weeks. During this time, formal due diligence is completed, a mortgage can be arranged if required, and the notaio carries out the necessary verification work.

Due diligence: what must be checked

Due diligence is important for Italian lake properties, where older buildings are common and planning histories may be complicated. The main checks include:

• — Visura catastale: the cadastral survey confirms the property's registered description, floor area, category and ownership history.
• — Conformità urbanistica: urban planning conformity confirms that extensions, renovations or alterations received the correct permissions and were properly regularised.
• — Mortgage clearance: before the transfer, the notaio confirms that the property has no outstanding mortgages or liens.
• — Condominium debt check: for apartments, the seller must confirm that all condominium charges have been paid, as unpaid charges would otherwise pass to you.
• — IMU payment status: confirmation that annual municipal property taxes (IMU) have been paid up to the transfer date.

How Luxury Lakeview supports foreign buyers

Buying property abroad calls for someone who understands the local market and the perspective of an overseas buyer. Luxury Lakeview manages the acquisition on your behalf by coordinating with the notaio, commissioning due diligence checks, supporting you with English-language documentation, and introducing trusted local partners when required, including independent legal counsel, surveyors and mortgage advisers.

We have supported buyers from across Europe, the United States, the Middle East and Asia with acquisitions on Lake Maggiore, Lake Como and Lake Orta. Our work is discreet, and we know the properties and communities we represent personally.