👉 My quick guide to buying a home in Italy ☀️
Buying a house in Italy can be wonderful.
It can also be confusing, frustrating, time-consuming, and occasionally downright bizarre.
The good news? You don’t have to figure it all out by yourself.
WHO AM I?
Hi, I’m Naima.
I run Le Case Belle, a small boutique real estate agency focused on historic homes, village houses, farmhouses and unusual properties in Lazio, southern Umbria and southern Tuscany.
I’ve been helping international buyers navigate the Italian property market for many years, and I’ve learned one important lesson…
Buying a house in Italy is not just about finding a beautiful property.
It is about understanding what you are really buying.
The house, the village, the access, the paperwork, the renovation needs, the costs, the compromises, and the life that comes with it.
That is where good guidance makes all the difference.
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:
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I manage a portfolio of properties for sale directly.
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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:
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Do you want to be near the sea, a lake, or do you prefer cultural spots like museums, concerts, or historic towns?
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Are you looking for peace and quiet, or a lively, social environment? Tourist areas or more off-the-beaten-path locations?
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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.
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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.
LET’S 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.
If you choose to work with me as your buyer’s agent, I can help you search the whole market, not just the properties listed by my agency.
I can help you define the right area, understand which villages may truly suit your lifestyle, select the most suitable properties, contact agencies or owners on your behalf, organize the viewings, ask the right questions, and guide you through the whole process.
One important thing: if you want me to act as your buyer’s agent, please do not contact other agencies directly about specific properties before speaking with me.
In Italy, real estate agencies normally act as mediators for both parties. This means that, when you contact an agency directly about a specific house, that agency will usually be considered your agent for that property. They will deal with both you and the seller, and you will owe them their commission if you buy that house.
So, if you would like me to represent and guide you in the search, the best thing is to send me the properties you like first. I will review them with you and, if they make sense, contact the agencies or owners on your behalf.
Found Your House? Here’s What Happens Next
Great, you’ve found your home! Here’s how the purchase process usually goes:
The first step is usually a purchase proposal, called Proposta d’Acquisto.
This includes your offer price, the deposit you are willing to pay, your timing, and any conditions you want to include.
The seller usually has a few days to accept, reject or make a counter-offer.
Once the proposal is accepted and signed by both parties, it becomes a preliminary sales agreement, called Contratto Preliminare di Compravendita. At that point, it is binding for both buyer and seller.
The deposit, called caparra, is usually around 5–10% of the purchase price.
Before paying the deposit, it is often possible and advisable to involve a surveyor, called geometra, to check the technical and urban planning documentation of the property.
Then the notary checks the legal documents and prepares the final deed of sale.
Between the accepted proposal and the final deed, there are a few practical things to arrange.
You will need an Italian tax code, called Codice Fiscale. I can help with that.
You may also want to open an Italian bank account. It is not always strictly mandatory, but it is often useful for payments, utilities and future bills.
The final step is the notarial deed of sale, called Rogito or Atto Notarile di Compravendita. This is signed at the notary’s office.
Then you get the keys.
And yes, at that point the house is officially yours.
If you do not speak Italian, the notarial deed must be translated, or you can appoint someone you trust to sign on your behalf through a power of attorney, called Procura.
This can be arranged abroad with an Apostille, but very often the simplest solution is to prepare it with an Italian notary while you are already in Italy.
FOCUS ON COSTS
When you find a property you like, it is always wise to ask early about the full purchase costs.
Do not think only about the price of the house.
You should also consider:
Agency fee – My agency fee is 5% of the purchase price, with a minimum fee of €5,000 for properties below €100,000, plus 22% VAT.
This is paid when the preliminary agreement is signed.
My commission also includes practical assistance with the transfer of utilities and communication with the town hall after the purchase.
Taxes and notary fees –At the final deed, you will pay the purchase taxes and the notary’s fee.
For second homes, the purchase tax is usually 9% of the cadastral value of the property, not the market price.
The notary’s fee usually starts from around €1,800, but it depends on the case.
Translation or power of attorney – If you need translation of the deed or a power of attorney, you should usually budget around €300–600, depending on the situation.
Annual costs after purchase
After you buy the house, you will have yearly costs such as:
IMU, the annual property tax, which depends on the cadastral value of the property.
TARI, the waste tax, which depends on the size of the house and the number of residents.
Utilities, such as electricity, water and gas, depending on usage.
These costs are not usually dramatic, but they should be considered from the beginning. A beautiful house is much more enjoyable when there are no unpleasant surprises.
That’s all for now!
This is not everything there is to know about buying a house in Italy, of course.
But it is a good starting point.
If you are thinking about buying a home in Lazio, Umbria or southern Tuscany, feel free to write to me at: naima@lecasebelle.com
Tell me what kind of life you are imagining.
Not just what kind of house.
That is usually where the best search begins.
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: