Le Case Belle

👉 My quick guide to buying a home in Italy ☀️

I am Naima Naspi. I love charming old houses, slow life of Italian villages, sharing a good aperitivo, cats, beautiful landscapes, and the quiet satisfaction of a job well done.
For the past fifteen years, I’ve been working as a real estate agent, helping Italians and international clients buy and sell old houses and farmhouses in the villages and countryside of Lazio, Umbria, and Tuscany — all just one or two hours from Rome.

I work both as a property agent — directly managing a small property listing — and as a buyers’ agent, helping you choose the right location and the perfect home. I’ll guide you through the whole process, making your purchase as smooth, safe, and enjoyable as possible.

And after the purchase… I won’t disappear! Together with a trusted team of professionals, I can help you take care of your new home — setting up utilities, assisting with taxes, overseeing renovations, scheduling maintenance, and even helping you rent it out if you wish.
In short, we do everything to make your Italian home experience as relaxed and rewarding as it should be.

➡️ Feel free to write to me at naima@lecasebelle.com for any information — or just to say ciao. 🙂

Now… let’s dive in!

WHO YOU NEED TO BUY A HOUSE

First and foremost, a notary! They’ll make sure the property can be sold and handle all the legal paperwork, drafting the sales contract according to Italian law.

And then… a real estate agent!

Here’s how it usually works.
Traditionally, Italian agents represent both buyers and sellers — they are called “mediators” and act in the interest of both parties. So, when you contact an agency about a property, that agency automatically becomes your buyer’s agent for that specific home. In this scenario, both you and the seller pay the agency’s commission.

Lately, more and more buyers are choosing to work with a dedicated buyer’s agent, someone who represents only their interests throughout the purchase — a bit like in the US or other countries. This has big advantages: it doesn’t cost you anything extra, you get a trusted professional who really knows the area, guides you safely through the whole process, and speaks English.

I work in both ways:

• I manage a portfolio of properties for sale directly.

• I act as a property finder and buyer’s agent, helping clients discover and purchase their dream homes.

And one more thing: you don’t need a lawyer. Both the notary and the agent are highly knowledgeable about the process and can ensure that your purchase is completely safe.

BEFORE FOCUSING ON THE HOUSE, FOCUS ON THE LOCATION

Italy is a geographically very diverse country, full of villages, towns, and unique landscapes. Just a 2–3 km drive can take you to a new village, a different town, or a completely different scenery.

Our first advice is to identify the areas where you plan to buy. Don’t rely only on photos or videos you find online! Explore in person whenever possible, or if you can’t, ask someone who knows the area well and gather detailed information. Ideally, define a search area with a maximum diameter of 100–150 km. Going beyond that can make the search overwhelming and tiring.

It’s important to clarify your priorities:

• Do you want to be near the sea, a lake, or do you prefer cultural spots like museums, concerts, or historic towns?

• Are you looking for peace and quiet, or a lively, social environment? Tourist areas or more off-the-beaten-path locations?

• What is your budget? Prices can vary a lot depending on the area: some villages are very affordable, while others, especially those closer to major cities, the sea, or famous tourist spots, can be significantly more expensive. Knowing your budget will help focus your search on areas that are realistic for you.

• Is it important for you to have an efficient public transport system? In many parts of Italy, train stations are scarce, making a car almost essential.

• In our regions, the most beautiful and affordable homes are often in small villages, sometimes with fewer than 100 inhabitants, without bars or shops. Would you be willing to drive for a simple coffee or to buy bread, or would you prefer to have services within walking distance?

➡️ Don’t hesitate to ask me for advice about the areas! I can help you find the locations that best match your needs and priorities, making your search more focused and enjoyable.

LETS GO HOUSE HUNTING! 

Once you’ve chosen the area, think about the house… what really matters to you?

• Do you want an outdoor space, or could you manage without it if the surroundings are beautiful? (Keep in mind: a garden or terrace usually adds to the price.)
• Are you more interested in practical features, like size and layout, or aesthetic ones, like panoramic views or antique interiors?
• What’s your overall budget? (We’ll also go over extra costs in a moment.)
• Do you want a move-in ready home, or would you enjoy taking on a renovation project, perhaps with our guidance?

Once you’ve clarified both the location and the type of house you want, it’s time to make a list of properties that interest you and plan a few days to see them in person — and if you’ve hired me as your property finder, I’ll help you select the best ones.

I recommend starting this detailed research two or three weeks before your arrival: this way you’ll have up-to-date information and won’t waste time on properties that may already have been sold.

Found Your House? Here’s What Happens Next

Great, you’ve found your home! Here’s how the purchase process usually goes:

• We prepare a purchase proposal (Proposta d’Acquisto) for you. This is your offer to the seller: the price, the deposit you’re willing to leave, and your ideal timeline for buying.

• The seller usually has 7–10 days to respond — they can accept or make a counter-offer. When they countersign, it becomes a preliminary sales contract (Contratto Preliminare di Compravendita), binding for both of you.

• The deposit (caparra), usually 5–10% of the price, is paid within 7–10 days. At this stage, you can choose to hire a surveyor to check the house: make sure there are no issues and that all the building paperwork is in order. Only after this check will you pay the deposit.

• Then, a notary (Notaio) checks all the documents and prepares the final sales contract, which officially transfers ownership.

Between signing the proposal and the final deed — usually 2–6 months — you’ll need to:

• Get an Italian tax code (Codice Fiscale) — we can do this for you.

• Open a bank account in Italy. It’s not mandatory, but recommended, both for paying for the house and for automatic bill payments later.

The final step is the notarial deed of sale (Atto Notarile di Compravendita, or Rogito), signed at the notary’s office with both parties. Then you get the keys — and it’s officially your new home in Italy!

If you don’t speak Italian, you’ll need a translation of the notarial deed, or you can appoint a trusted person to buy on your behalf with a notarial power of attorney (Procura). You can do this abroad, but it needs an Apostille. The easiest way? Arrange it with an Italian notary while you’re in Italy.

Once that’s done — contract signed, money transferred — the house is yours. Congratulations!

FOCUS ON COSTS

When you’ve spotted the houses you like, it’s always a good idea to ask the agency about price negotiability, because every case is different.

Keep in mind that there are additional costs on top of the house price:

• Real estate agency fee: 5% of the price (with a minimum of €5,000 if the house costs less than €100,000), plus 22% VAT. This is paid when the preliminary contract is signed, so plan for it along with your deposit. My commission also covers transferring the utilities and notifying the town hall that you’re the new owner. That way, you don’t have to worry about a thing.

• Taxes and notary fees: when signing the final deed, you’ll pay taxes on the purchase (9% of the tax value of the property, not the market price) and the notary’s fee (starting around €2,000).

• Other possible costs: translation of documents or a power of attorney, roughly €500–1,000. I always suggest asking the agency for a rough estimate of all purchase costs in advance.

After the purchase, there are annual costs to consider:

• Property tax (IMU): based on the tax value of the house. Could be around €300 a year, but in some cases over €1,000 — ask your agent for an estimate.

• Waste tax (TARI): depends on the size of the house and the number of residents (minimum about €200 per year).

• Utilities: electricity, gas, and water depend on how much you use the house.

Planning for these costs from the start will help make your new home truly stress-free!

That’s all! 

write me at naima@lecasebelle.com

Brad, who chose to share some interesting properties from my catalog with his community, provides an honest account of his experience in Italy on his channel, including all its highlights and low points, and offers extremely useful advice based on his experience:

Carlton and Shannon and I briefly share their experience of buying a property with me in one of the many delightful small towns in this region, and why it’s so appealing to invest in the Tuscia area: