Buying a house in Italy with no surprises – with Insider Tips!
Imagine driving along winding roads past centuries-old olive trees and colorful villages. The smell of freshly baked focaccia and sea salt is in the air. On a sun-drenched terrace, the barista pours you a perfect espresso.
As you enjoy, the Mediterranean Sea glistens in the distance. This is Liguria. This is life as you envision it. But can you buy a house in Italy without getting bogged down in bureaucracy and hidden costs?
Why invest in Italy?
Investing in Italy is a great opportunity to immerse yourself in the rich culture and beautiful nature of this enchanting country. Whether you dream of a romantic rustica in the countryside or a stylish apartment in the city, there is something for everyone. The Italian lifestyle, with its relaxed pace and focus on enjoyment, attracts people from all over the world.
Moreover, property prices are attractive and the market offers plenty of growth potential, making it a smart choice for anyone looking for a worthwhile investment and their own piece of paradise.
The buying process for foreigners.
The buying process for foreigners looking to buy a home in Italy is both exciting and challenging. It starts with finding the right location and the ideal property that meets your needs.
A crucial first step is to apply for a tax identification number (Codice Fiscale), because without it you can’t do anything at all, such as taking out a phone subscription, opening a bank account or arranging energy services. You cannot do this yourself online and often requires local support.
Next, it is important to hire a local real estate agent and a reliable lawyer to guide you through the legal and administrative aspects. With the right guidance and preparation, the buying process can go smoothly, allowing you to quickly enjoy your new Italian home.
How to find a good real estate agent in Italy?
Finding a good real estate agent is essential if you want to buy a home in Italy. Choose a real estate agent who is well-versed in the local real estate market and the specific region you are interested in. Start your search by selecting real estate agents with positive reviews and recommendations from previous clients, so you can find a reliable and knowledgeable partner to guide you through the buying process.
In addition, it is important to choose a real estate agent who is fluent in the Italian language, especially important in transactions with local sellers. This helps avoid miscommunication and ensures that you are fully aware of all the details of the transaction.
Finally, don’t be afraid to ask questions and make your expectations clear. A good real estate agent is open to communication and willing to help you find the right home. Discuss your needs and budget so the real estate agent can give you specific advice and find the best possible options for you.
What you must know if you want to buy a house in Italy!
- Buying a house in Italy can be done without much risk, provided you have good local support or a thorough knowledge of the real estate market.
- Realize that Italian laws and regulations are extremely complex and have many unexpected and illogical pitfalls. An example of this complexity: a house for sale with two floors and three bedrooms can legally (=according to what is in the land register, which is always leading!) have only one bedroom and the ground floor is classified C6 (garage) instead of A2 (civil dwelling). This can affect the asking price and the ability to legally complete the sale at the notary.
- Each property must be thoroughly checked by a specialist beforehand to identify any problems. In Italy there is the concept of “usucapione,” whereby someone who has owned a property for 20 years or more may be able to claim ownership rights -and want to sell even if it is not legally his property. This can be problematic if you are buying a house that has been occupied for years by someone without official ownership. Always have a lawyer check that the house is free of such claims and that the seller is who he says he is
- Check old debts and charges on the property: In Italy, debts resting on a property often remain attached to the house and not to the previous owner. This means that if the previous owner did not pay taxes or bills, you as the new owner will have to pay them off. A notary can figure this out for you and avoid having hidden costs.
- Buying a pre-1990 detached house or lots can be complex because of stricter laws and regulations introduced since then. Houses built between 1960 and 1990 often do not conform to the original building permit, with changes such as windows and doors not updated in the permit.
- For lots, it is crucial to know the zoning in detail to avoid buying a worthless piece of land that cannot be built on or only under unattractive conditions.
- Many Italian houses have extensions such as roof terraces, porches or garages built without permits. This can cause problems at the notary or in a later sale. Therefore, always have a geometra (construction specialist) check that everything is 100% legal so you don’t have to deal with fines or demolition obligations later. It is essential to thoroughly check the construction drawings to verify that everything has been legally remodeled. Sometimes there may be windows on the drawings that were never requested or an outdoor kitchen appears to have been built illegally.
- Some houses in Italy are offered under leasehold (enfiteusi) or superficies (superficie). This means you buy the house, but not the land! This can lead to unexpected costs or limited use rights. Have an attorney check this beforehand so you don’t get any unpleasant surprises.
- In Italy, both the buyer and seller pay on average 3% (excl. 22% IVA) brokerage fee on the purchase price to the real estate agent (this can also be an intermediary who gave you the property and is not an agent).
- Buyers are free to choose their own broker as their “trusted advisor,” provided the selling broker has not already been contacted and is willing to cooperate.
- For properties with sales prices below €200,000, selling brokers are often less willing to cooperate.
- If you want to rent out your property in Italy, you will have to file an income tax return. You cannot do this yourself (online) but via a “commercialista” (that is a kind of accountant).
- Many transactions in Italy must be done through an Italian bank account. Without an Italian IBAN, you often cannot put utilities in your name. Therefore, open an Italian bank account as early as possible.
The difference between a first and second home in Italy.
In Italy, there is a clear distinction between a first and a second home, which has significant financial implications. A second home, also called a “seconda casa,” is often subject to higher premiums in terms of energy, insurance, waste and taxes. This difference in costs does not depend on how much time you actually spend in the home; even if you are there less often, the charges remain higher compared to those of residents who occupy their first home. Moreover, when buying a second home, you pay 10% transfer tax at the notary, while this rate for a first home (prima casa) is only 2%. This scheme is intended to support locals with lower charges for their first home, while owners of second homes make a larger financial contribution.
Financing challenges if you want to buy a home in Italy.
In Italy, obtaining financing to purchase a home depends heavily on having a registered income within the country. This means that even if you have significant assets, without an official income in Italy you often cannot obtain a mortgage. This policy is designed to limit the financial risks for banks and ensure the creditworthiness of the applicant.
In addition, if you have bought a house with your own money and then want financing for a renovation, you encounter the same restrictions. Without a registered income in Italy, obtaining a loan for renovation purposes is virtually impossible, underscoring the importance of having a stable financial base within the country for anyone considering investing in Italian real estate.
Rebuilding in Italy: from permits to craftsmen.
When planning a remodel in Italy, there are some crucial things to consider. First of all, in many cases you are required to ensure that the contractor provides what is known as a DURC (Documento Unico di Regolarità Contributiva) document. Without this document, you are not allowed to begin construction.
In addition, it is essential to hire a geometra, a professional surveyor and technical advisor, to help you obtain the necessary permits. In Italy, almost every renovation requires permits, and without the expertise of a geometra, obtaining these permits is not possible. The lead time for obtaining permits can be as long as 180 days or more, depending on the region and the complexity of the project.
Are you buying a house that has been vacant for a long time? Then (re)connecting gas, electricity and water can take weeks to months. Sometimes you may even have to have a new connection laid, especially in rural areas. Ask about this in advance to avoid any surprises. Still, annoying if your contractor can’t use his tools!
Bad contractors can quickly turn a remodeling dream into a nightmare. It is important to choose carefully and rely on recommendations and references. It is not for nothing that the program “I Leave” has such good ratings.
Buying a house in Italy? Discover and fall in love with la dolce vita!
Do you dream of a house under the Italian sun? Of waking up to the sound of the waves, drinking an espresso in a village square and wandering through quaint streets where time seems to stand still? Buying a house in Italy doesn’t start with paperwork, but with a feeling. Before taking the plunge, it is essential to really experience the region first.
Imagine spending some time on the beautiful Ligurian coast, taking in the atmosphere at your leisure, exploring the area and discovering if this is the place where you can feel at home. No rush, no pressure-only time to enjoy and make informed choices.
After all, buying a house in Italy is more than a financial decision; it is a choice for a new life, an investment in a dream. And as with any adventure, proper preparation is crucial. From legal aspects to building inspections and local regulations-make sure you are well informed and have reliable experts on your side. An experienced real estate agent and legal counsel can save you from pitfalls and ensure a smooth purchase.
With the right guidance, patience and a touch of Italian playfulness, your dream will become a reality. And then the real enjoyment begins: celebrating life with long lunches, endless summers and the warm hospitality of the locals. A house in Italy is not just a place; it is a gateway to a lifestyle where passion, beauty and relaxation go hand in hand.
So, dare to dream and take that first step. Italy is waiting for you! ??✨
Our top tips:
Tip 1: Help with purchasing, financing and renovating your Italian dream home.
ITALIA4U offers you as a potential buyer of a home in Italy professional guidance. With their experience in the purchase, financing and renovation of homes, they are ready to support you. In addition, they will help you with the fiscal, legal and financial aspects involved in buying your dream home or a “rustico” in Italy: www.italia4u.nl
Tip 2: The expertise of a Dutch/Italian real estate agent.
If you are looking for a reliable real estate agent in Italy, Liguria Estate in Dolceacqua is recommended. This Dutch-Italian real estate agency combines local knowledge with international expertise. They guide you in the purchase of your dream home and offer support with your issues. With their help, your search for a property in Liguria will be a lot easier and worry-free: www.liguriaestate.com
Tip 3: Long term stay at Holiday Resort Balzi Rossi.
For those looking for a comfortable and relaxing place to stay while searching for the Italian home, Holiday Resort Balzi Rossi offers the perfect solution. With a long term stay, you can enjoy all the time you need to take care of your business and meet with Italia4U on site, while enjoying la dolce vita in the meantime. The beautiful surroundings, combined with the luxurious facilities of our resort, ensure that your stay is both productive and enjoyable. Discover the charm of Italy at your own pace and make your stay an unforgettable experience. Watch the video here!
