Rustici/Casali
Immobili e Case di Lusso

Buying property in Italy does not automatically grant you residency. Ownership gives you the legal right to purchase and hold real estate, and as a non-resident you can enjoy extended stays and engage with Italian life, but formal residency requires a separate application process through Italian immigration channels. To establish residency, buyers typically pursue routes such as the Elective Residency Visa or, for those with significant global income, Italy’s flat tax regime, currently set at €300,000 annually for new applicants. We advise clients to align their property purchase with whichever residency pathway suits their circumstances before signing.

Buying property in Italy through a company is entirely possible, and many international buyers use this structure for tax planning, liability management, or portfolio consolidation. Both Italian companies and foreign corporate entities can legally acquire Italian real estate, though the process involves additional documentation and notarial requirements compared to a personal purchase. The right structure depends heavily on your intended use, residency status, and long-term exit strategy. We typically advise and support buyers in taking specialist Italian tax and legal counsel before committing to a corporate purchase, as the registration tax and ongoing fiscal treatment differ meaningfully from personal ownership.

Short-term rental of Italian property is fully permitted, but the regulatory landscape is shifting rapidly and varies by region. Rules on Airbnb-style tourist lets have tightened in 2025, with regional governments increasingly imposing licensing requirements, occupancy limits, and registration obligations that owners must meet before listing a property. In our experience, buyers who plan to generate income this way need to factor compliance costs and local restrictions into their investment model from the outset, not as an afterthought. We typically advise clarifying the specific rules for your municipality before purchase.

The elective residency visa (Visto per Residenza Elettiva) is Italy’s long-stay visa for non-EU citizens who wish to relocate permanently to Italy without working, relying entirely on passive income from abroad. It is a National Type D visa requiring a minimum passive yearly income. The visa does not permit employment of any kind, making it popular among retirees and those living on investment returns, rental income, or pensions. It also offers a pathway to permanent residency and eventually Italian citizenship.

The choice between new build and resale in Italy depends entirely on your priorities regarding condition, location, and tax efficiency. New builds offer modern finishes, energy certifications that reduce ongoing costs, and in some cases attractive tax incentives for new residents. However, resale properties dominate the historic centers of Rome and Milan, where character, location, and architectural heritage often outweigh the appeal of contemporary construction. We observe that discerning buyers weigh lifestyle goals against practical considerations like renovation timelines and running costs before committing to either path.

The Compromesso or Contratto Preliminare is a binding preliminary contract that legally commits both parties to complete a property sale at a future date, specifying the price, property description, location, and grounds. This agreement creates enforceable legal obligations and allows either party to seek legal enforcement if the other withdraws, making it a far more serious commitment than a simple purchase offer. In our experience at Trevi Elite, buyers should understand this is not a tentative step but a contract with real consequences, typically accompanied by a substantial deposit and leading inevitably to the final deed of sale before a notary.

The notaio in Italy is an independent public officer who ensures the legal validity of your property transaction, verifies ownership and encumbrances, formalizes the transfer through the notarial deed, and registers the sale with land authorities. Unlike many countries where lawyers handle conveyancing, the Italian notaio acts as a neutral guarantor of legality for both buyer and seller, conducting full due diligence and making the transaction legally binding and transparent. Buyers typically choose their own notaio, though the professional must remain impartial throughout. All Italian property purchases require notarial involvement to complete the ownership transfer.

Total costs of buying property in Italy typically can range from 7 up to 20 percent of the purchase price, covering registration tax, notary fees, agency commissions, and legal expenses. Buyers qualifying for prima casa benefits on a principal residence can reduce these expenses significantly., while buying a luxury asset for a development company can take the registration tax alone to 22% of purchase price. The final percentage depends heavily on property type, location, and whether you purchase from a private seller or developer, with VAT-rated new builds carrying different tax structures than resale properties.

The selling process in Italy begins with appointing an estate agent, gathering property documents and obtaining a survey, then marketing the property and ultimately signing a public deed of sale before a notary. The process is highly formalised and typically takes four to six months from listing to completion, though this timeline can extend if documentation issues arise or capital gains tax considerations apply for properties sold within five years of purchase. Our team at Trevi Elite coordinates every phase from valuation through notarial closing, ensuring documentation meets the strict requirements international sellers face in the Italian market.

Foreigners buying property in Italy pay registration tax based on residency status and property type. The rate is 2% for primary residences and 9% for non-residents or second homes (both applied on the usually lower cadastra value), while new build properties are subject to VAT at 4% for primary residences and 10% for second homes. Luxury properties incur a higher 22% tax rate. These costs apply identically to Italian and foreign buyers, though establishing primary residency requires meeting specific criteria. Our team at Trevi Elite ensures international buyers structure their purchase correctly to qualify for the most favorable tax treatment available.

Notary fees in Italy typically start around €2,500 for a standard property transaction, though the amount varies based on property value and complexity. The notary is legally required for all property purchases and handles the official transfer of ownership, ensuring all documentation is legally sound and registered with Italian authorities. In our experience at Trevi Elite, buyers should budget between 10% and 12% of the purchase price for total acquisition costs, which include notary fees, estate agent commissions, legal advisors, and transfer taxes. We ensure our international buyers understand the full cost structure before proceeding with any acquisition.

Italy maintains full property ownership rights for foreign buyers, with no restrictions regardless of EU or non-EU status according to current legislation. You will need to obtain an Italian tax code (codice fiscale) to complete the purchase, and while property ownership does not grant automatic residency or citizenship, the transaction process itself is straightforward and legally protected under Italian law. We guide international buyers through each step at Trevi Elite, from securing the tax code to navigating notary requirements, ensuring the purchase is both secure and compliant with Italian regulations.

The total cost of buying a hotel or commercial property in Italy includes the purchase price plus additional expenses typically ranging from 10% to 15% of the property value, covering notary fees, registration taxes, legal representation, and due diligence costs. Hotel acquisitions in prime locations like Milan and Rome command substantially higher investments. Alot depends on the transaction strucutre, where Trevi Elite provides full support structuring the deal in a manner to alleviate fiscal pressure. Italy ranks as the most attractive destination in Europe for hotel investment in 2026, with Milan leading European cities for hotel transactions ahead of Madrid. Our buyers evaluating hotel properties should budget for comprehensive technical and structural surveys, which are essential for commercial real estate and can add significantly to upfront costs before completion.

The EU Green Homes Directive introduces phased minimum energy performance standards for existing buildings based on nationally defined benchmarks. Italy missed the 31 December 2025 deadline to submit its implementation plan to Brussels and has previously sought to water down the directive’s energy efficiency requirements to protect local firms. In our experience advising international buyers, the regulatory uncertainty creates complexity for property transactions, particularly in historic buildings where retrofitting is challenging. We work with advisors who can assess both current energy ratings and potential compliance costs before finalizing any purchase.

Italy’s flat tax regime for high-net-worth individuals allows wealthy foreign residents to pay €300,000 annually on all foreign-sourced income, regardless of amount. The rate was increased from the previous €200,000 level as part of Italy’s 2026 budget plan. This regime, introduced in 2017, has made Milan and Rome particularly attractive to international buyers seeking favorable tax treatment. Our team regularly advises clients on how this flat tax coordinates with their property acquisition strategy and residency planning in Italy’s luxury markets.

The timeline to buy a property in Italy typically ranges from 60 to 90 days once you’ve identified the right property, though this can vary based on financing, legal checks, and whether you’re purchasing as a non-resident. The process involves making an offer, signing a preliminary contract with a deposit, completing due diligence, and finalizing at the notary. In our experience guiding international buyers through Rome’s market, transactions move faster when you work with an English-speaking notary and have your tax code and financing pre-arranged.Our buyer guide provides a comprehensive overview of the legal regulations and tax requirements specific to purchasing in Italy.

Before purchasing property in Italy, you should conduct a cadastral and land registry search to verify ownership and any liens, review the building’s compliance with planning permissions and structural regulations, and ensure the property has a valid APE energy certificate. At Trevi Elite we engage a qualified notaio and geometra early in the process helping international buyers identify issues with boundaries, unpaid condominium fees, or inheritance claims that could affect the transaction.

A codice fiscale is the Italian tax identification number issued by the Agenzia delle Entrate, and you are required to obtain one before completing a property purchase in Italy. Overseas buyers must secure this tax code from local authorities along with opening an Italian bank account to finalize transactions, although local bank account is not always necessary. You can apply for your codice fiscale at any Italian consulate in your home country before traveling, or directly at an Agenzia delle Entrate office in Italy once you arrive. At Trevi Elite we guide our international buyers through the application steps as part of our acquisition support.

The difference between prima casa and seconda casa tax rates is substantial: primary residences are taxed at 2% of cadastral value, while second homes are taxed at 9% of cadastral value. This nearly five-fold difference makes establishing primary residence status critical for international buyers looking to minimize acquisition costs in Italy. However there are some cases when the tax benefit cannot be applied. Our team at Trevi Elite structures transactions to help eligible buyers qualify for prima casa benefits, which can represent significant savings on properties at every price point we handle.

IMU is Italy’s annual municipal property tax on real estate, and yes, foreign property owners are required to pay it regardless of residency status. The tax is typically paid in two instalments, with the first due in June and the second in December if applicable. Missing a payment can result in fines. Properties classified as primary residences may qualify for exemptions or reductions.

Real estate agency commission rates in Italy typically range from 2% to 5% of the property price, plus 22% VAT. The percentage often depends on property type, location, and the complexity of the transaction, with rates in Rome and Milan often reaching the upper end of this range for premium properties. At Trevi Elite, commission structures are always clarified in writing before signing any agreement, ensuring full transaprency upfront on any extra costs tied to the transaction.

Trevi Elite has been operating in Rome since 2006, giving the agency nearly two decades of experience in the Italian luxury property market. The commercial division followed in 2010, broadening the agency’s reach across both residential and investment-grade assets. That foundation matters when navigating a market as nuanced as Rome’s, where off-market access, trusted notaio relationships, and multilingual buyer representation make a measurable difference to the outcome of any serious acquisition.

Trevi Elite provides comprehensive post-purchase property management specifically designed for non-resident homeowners who want confidence, control, and convenience without being physically present in Italy. The service covers the full range of ownership responsibilities that international buyers typically find difficult to manage remotely. Our team structures post-sale support around the practical realities of owning property abroad, from routine maintenance coordination to tenant oversight and utility management, so your investment performs and your property remains in condition regardless of where you are based.

A property finder service works exclusively for the buyer, not the seller, sourcing suitable properties, managing negotiations, and guiding the purchase from search through to completion. The agent’s sole obligation is to the client’s interests, with access to both listed and off-market opportunities that a buyer searching independently would never reach. At Trevi Elite we operate on this model: no upfront fees, commission due only on successful completion, with full coordination of due diligence and notaio introduction included as standard.

Milan, Rome, Florence, and Venice remain the most compelling regions in Italy for hospitality investment, anchoring demand across all market cycles. According to Il Sole 24 Ore, Milan leads continental interest with a very high level of investor confidence, while Rome follows closely as a perennial draw for luxury hotel capital. Beyond the major cities, Lake Como, Lake Garda, Tuscany, and Umbria are gaining serious ground as destination hotel and wellness resort markets, reflecting sustained appetite for experiential travel. True profitability in 2026 increasingly rewards strategic positioning in these secondary markets, not just prime city addresses.

Italy’s hospitality sector is in a sustained growth phase, with the country consolidating a leading position in global luxury tourism as 2026 unfolds. Improved debt market conditions and resilient equity markets are supporting strong investor confidence, particularly in Rome and Milan. Growth is driven primarily by repositioning existing properties and converting historic buildings rather than new construction, with demand shifting decisively toward ultra-luxury and highly personalised experiences. This conversion opportunity is exactly where serious capital is focusing right now.

Purchasing property in Italy as a non-EU citizen does not automatically grant the right to live there full-time. Property ownership and residency are entirely separate legal matters. To reside in Italy long-term, you must obtain the appropriate visa and residency permit, such as the Elective Residency Visa for those with passive income, or qualify under another visa category. At Trevi Elite we offer full support in selecting the right strategy and guiding through the whole process of obtaining an Italian Residency Permit.

International schools are well established across Italy’s major cities, making expat family life genuinely workable for families relocating from abroad. Milan leads in breadth of provision, with a strong variety of schools offering education across multiple languages and curricula, reflecting the city’s deeply international character. Rome similarly serves families from across the globe, with institutions covering British, American, French, and other national curricula. However, some schools marketed as international are predominantly Italian in culture and student body, so visiting before committing is essential.