Buying property in Italy: taxes, timelines and the best regions
Why Italy's 9% registration tax rarely costs 9%, plus notaio fees, IMU, the prima casa rate and how the regions compare.
Italy's purchase taxes look punishing on paper and usually are not, because of one quirk: on a sale by a private individual the registration tax is charged on the revalued cadastral income, not on the price you pay.
Purchase costs
| Situation | Main tax | Charged on |
|---|---|---|
| Second home, private seller | 9% | Cadastral value (often far below market price) |
| Prima casa (you become resident within 18 months) | 2% | Cadastral value |
| From a developer, standard | 10% VAT | Purchase price |
| From a developer, luxury category (A/1, A/8, A/9) | 22% VAT | Purchase price |
Add fixed cadastral and mortgage taxes of a few hundred euros, notaio fees of 1–2.5%, a geometra survey at €500–€2,500, and agency commission of about 3% plus VAT — which in Italy the buyer customarily pays as well as the seller. Realistic all-in: 9–15%.
Annual costs
- IMU — 0.46–1.06% of the revalued cadastral value. Second homes and foreign-owned holiday homes always pay it.
- TARI — waste tax, €150–€600 depending on floor area and occupants.
- Condominio charges on apartments, and utility standing charges that continue whether or not you are there.
The regions, honestly
Lake Como and Garda — the deepest international market outside the cities, strong year-round demand, thin waterfront supply.
Liguria — Portofino and the Cinque Terre command extreme premiums; the western Riviera di Ponente is far more affordable and better connected to Nice airport.
Tuscany and Umbria — farmhouse country. Restoration costs are the whole story; a cheap ruin is rarely cheap.
Puglia and Sicily — the value end, with genuine sea views at northern-European apartment prices and much thinner resale liquidity.
Sardinia — the Costa Smeralda is its own market, priced internationally and largely independent of the rest of the island.
Process
- Proposta d'acquisto — written offer with a small deposit, binding on you once accepted.
- Compromesso (preliminary contract) — typically 10–20% deposit. If the buyer withdraws they lose it; if the seller withdraws they owe double.
- Rogito — the notaio's deed. Two to four months from offer is normal.
Checks that matter
- Conformità catastale e urbanistica — the building on the ground must match the plans on file. Unpermitted works are extremely common on older property and block resale and mortgages.
- Confirm the agibilità (habitability certificate) exists.
- On rural property, check access rights, well and water rights, and whether neighbouring farmland carries pre-emption rights (prelazione agraria).
- Get a codice fiscale before you offer.
- Remember the notaio acts for the transaction, not for you — instruct your own lawyer for anything unusual.
Source for statutory rates: Agenzia delle Entrate.