Buying a House in Italy: Our Experience & What We Wish We Knew
A Step-by-Step Blog from Dreaming to Owning a house
When we started searching for a house in Italy, we thought we had a clear idea of what we wanted. But the more houses we visited, the more we realized how much we didn’t know yet—from mandatory property checks and working with a geometra to understanding how real estate agents operate here and which legal steps are required.
At first, we were just looking for a second home, a place to escape to. But with every trip to Italy, the dream of moving here full-time became more real. We shifted from scrolling listings to seriously searching for the right place. And that’s when we discovered that buying a home in Italy is a completely different process than in the Netherlands.
If you’re thinking about buying a home in Italy, you probably have a long list of questions. Where do you start? What’s different from buying in your own country? How do you avoid costly mistakes?
In this blog, we’re sharing everything we wish we had known from day one. From choosing the right region to dealing with geometri, legal pitfalls, and costs like taxes.
We’ll take you through each step of the process—so you can move forward with confidence. And if you want a structured tool to bring to viewings, we’ve created a detailed Home Buying Checklist to make sure you don’t miss a thing.
Let’s dive into everything you need to know!
P.S. Don’t let it overwhelm you—it may seem like a lot, but with every viewing, you’ll naturally get a better feel for the process. People can be pessimistic about Italy’s bureaucracy and contradicting rules, but we’ve found that Italians are great at thinking on their feet and always finding a solution.
“A holiday home, that was the plan. Until Italy made us rethink everything.”
The First Step to Buying in Italy: Defining Your Location & Priorities
From Dream to Decision: How We Chose Piemonte
When we first started looking for a home in Italy, our plan was simple: find a vacation home where we could escape a few times a year while slowly creating a base for the future. But with every trip, the same thought kept coming back: Why wait?
Back in the Netherlands, we had built careers as entrepreneurs, but our dream was to start something new in Italy. The more time we spent here, the more we realized that this wasn’t just about a second home—it was about a complete lifestyle shift. That realization changed how we approached our search.
The first step was choosing the right region. We explored different areas, sometimes on holiday, other times for viewings. Ideally, you’d experience a place in every season to truly understand what living there is like year-round—but that’s not always realistic.
Ultimately, we chose Piemonte—and that was a conscious decision.
Why Piemonte?
Well-connected: Close to both the mountains and the sea.
Emerging market: Not as touristy (or expensive) as Tuscany, but gaining popularity.
Lower seismic risk: Unlike some southern regions.
Authentic atmosphere: No mass tourism, but a growing international community.
Tip: Start broad and refine your criteria as you go. Which region fits your lifestyle and long-term vision?
Tip: Basic but good to mention, you’ll need an Codice Fiscale (fiscal code) to buy a property in Italy you can apply for it to the Italian consular authorities in the Country of residence. Or when in Italy: by any Police headquarters “Questure”. Next to that you’ll need an Italian bank account.
How to Choose the Right Region in Italy
Beyond the charm of a region, there are practical factors to consider.
Accessibility & Infrastructure
How far is the nearest airport, train station, or major highway?
Are roads well-maintained year-round, or will heavy rain or snow make access difficult?
How close are essential services like supermarkets, hospitals, and cafés?
Year-Round Living & Remote Work
A village bustling in summer might be deserted in winter.
Some areas experience water shortages or dampness in colder months.
Are cafés, restaurants, and services open year-round, or do they shut down outside the tourist season?
Investment & Rental Potential
Is the area becoming more popular, or is the market stagnant?
Does the property have strong rental potential if you plan to generate income?
If renting is part of your plan, is there demand for seasonal or year-round rentals?
Tip: Even if you plan to stay long-term, choosing a well-connected and lively location can make daily life easier, boost property value, and provide flexibility for future rental opportunities or resale.
Next Steps: Refining Your Property Criteria
After choosing your ideal region, the next step is defining what you really want in a house. What seems like a small issue at first can make a huge difference in everyday life.
For example and inspiration what mattered most to us:
No noisy roads nearby
5 minute drive to a café/bar
South-facing for winter sun
No excessive land to maintain
No house built into a hillside (to avoid dampness)
Character & charm
A solid structure (not a full ruin)
A reasonable access road (not a dirt track)
not to forget, a splendid open view
Tip: Make a list of must-haves vs. nice-to-haves. It makes your search easier and helps when working with agents.
“Lesson learned: Always request a second viewing—one with experts, and one where you can take your time to walk through at your own pace.”
Finding, Visiting & Evaluating: How to Approach Your Home Search in Italy
When we started looking for a house in Italy, we quickly realized that the buying process works very differently than in many other countries. Listings lack details, locations aren’t disclosed, and not to talk about the pictures. After exploring different areas, we eventually settled on Piemonte—a conscious decision based on its location, accessibility, and investment potential.
To refine our search, we worked with an English-speaking intermediary who had access to off-market homes (unfortunately, she’s no longer in business, but there are plenty of others out there—just ask around). She also arranged for a geometra and a builder to join us for a key viewing, which was incredibly useful. However, looking back, we wish we had more time alone in the house to assess it on our own.
Lesson learned: If possible, always request a second viewing—one with experts, and one where you can take your time to walk through the house at your own pace.
How Real Estate Agents Work in Italy
A few things to know before dealing with Italian agents:
Agents usually represent both buyer and seller—unlike in many other countries, they don’t exclusively work for one side.
No exclusive listings – The same property may be listed by different agents, sometimes at different prices.
Transparency is limited – Locations are often hidden (i’m a pro by now for finding them anyway on Google Satelite), and photos may be outdated.
How much do you pay?
The buyer typically pays 3% or more (plus VAT) of the purchase price as a commission, and the seller also pays a fee more or less the same. Some agencies charge more for lower-priced homes or foreign buyers.
Should you hire a buyer’s agent?
If you don’t speak Italian, it may be worth hiring a dedicated buyer’s agent—but be aware! If you contact a selling agent first, you may not be able to switch without paying double fees.
Some agents provide better listings or have strong connections with trusted real estate professionals—saving you hours of scrolling through Idealista, Immobiliare, or Casa.it.
Tip: Use Google Lens to search for property images—you may find the same house listed elsewhere with more details or a lower price.
The First Viewing: What Really Matters?
Buying a house in Italy is exciting, but emotions can cloud judgment. Stay structured to make the best decision:
First visit? Trust your instincts. Walk through the house without overanalyzing—how does it feel? What immediately catches your attention?
Second visit? Be practical. Bring a geometra and check key aspects: structure, moisture issues, roof condition, and drainage.
Visit at different times of day. Sunlight, noise, and surroundings change—what seems perfect in the morning might feel different at night.
Ask sharp questions. Find out why the house is for sale, whether there are other interested buyers, and if there are any unresolved legal or structural issues, ask if there’s anything you need to know.
Want a structured approach? We’ve created a detailed Home Buying Checklist—read more about it below.
Thinking about a big renovation? In our next blog, we’ll cover a lott about renovating in Italy and working with a geometra.
“Don’t forget — Request official documents & verify legal status.”
Don’t Miss a Critical Detail When Buying Your Italian Home with this checklist
Buying a house in Italy is exciting, but how do you make sure you’re not overlooking structural issues, legal pitfalls, or hidden renovation costs?
We’ve created the ultimate Home Buying Checklist, designed by two experienced building experts, to help you inspect a property like a professional. With over 40+ essential checks, you’ll know exactly what to look for when viewing a house.
This checklist helps you negotiate with confidence and ensures you don’t overlook any red flags that could cost you thousands later.
Get your copy today and take it with you to every viewing!
Making an Offer & Legal Process: What to Expect?
Step1: Making an Offer (Proposta d’Acquisto)
Once you’ve found a house you’d like to purchase, you typically submit a Proposta d’Acquisto—a written purchase offer. In Italy, offers are often formalized in writing, outlining the price you’re willing to pay and any conditions you want to include.
Important to know:
In some cases, sellers may request a small deposit at this stage as a sign of commitment, but this is not always required.
The offer can include specific conditions, such as:
✔ The removal of all furniture and belongings before the transfer.
✔ Additional technical inspections before finalizing the sale.
✔ A deadline for signing the preliminary contract.If the seller accepts the offer, it becomes the basis for the Compromesso di Vendita (Preliminary Contract).
Before making an offer, consider:
✔ The structural condition of the property.
✔ Possible legal or cadastral issues (consult a geometra).
✔ Whether the house is in a historical, agricultural, or Unesco-protected area, as these come with stricter regulations.
“On a personal note: we signed our buying contract while on holiday in Mexico and transferred the money directly to the owner—though you can also choose to pay via a notary. In our case, we paid less than 10% upfront.”
Step 2: The Preliminary Contract (Compromesso di Vendita)
The Compromesso di Vendita is the first legally binding contract between buyer and seller. At this stage, the buyer typically pays a deposit of 10-30% of the purchase price.
Key points before signing:
✔ Ensure the contract states what’s included in the sale (fixtures, furniture, outbuildings).
✔ If needed, add suspensive conditions, such as obtaining a renovation permit or mortgage approval.
✔ The seller must provide legal and technical documentation, including a land registry extract and cadastral records.
✔ If you back out without legal justification, you lose your deposit. If the seller backs out, they must pay you double your deposit as compensation.
Step 3: The Final Notary Signing (Rogito Notarile)
The final contract is signed in front of a notary (Notaio). At this stage, the buyer pays the full remaining balance of the purchase price.
What happens at this step?
✔ Payment is made via a bank-certified cheque from an Italian bank.
✔ The notary acts as a neutral party, not on behalf of the buyer or seller.
✔ If you don’t speak fluent Italian, a translator is required by law unless you sign a power of attorney.
✔ Once the deed is signed and registered, the house is officially yours, and you’ll receive the keys.
Approx. 4 weeks later, you can collect a certified copy of the contract from the notary’s office.
“Don’t be surprised if, just before the final signing, the seller expects a portion of the payment in cash in a separate room. While this isn’t officially part of the process, it’s still a common practice in some cases.”
Additional Costs When Buying a Home in Italy
Apart from the purchase price, budget for the following expenses:
✔ Notary fees: ~1-2% of the purchase price.
✔ Legal translator (if required): ~€1,000.
✔ Real estate agent commission: Typically 3% + 22% VAT, paid when signing the preliminary contract.
✔ Land transfer tax (depends on the type of purchase):
Second home: 9% of cadastral value + fees.
Primary residence: 2% of cadastral value + fees.
Agricultural land: 15% of the declared value.
✔ Geometra & due diligence fees: ~€1,500-€5,000, depending on complexity.
Avoid Costly Mistakes & Buy with Confidence
✔ Home Buying Checklist – A structured tool to ensure you check every important detail before making an offer. Designed with a keen eye for construction and design, this checklist helps you assess a property like a professional. Download it here for €29,- incl. vat.
Need expert eyes on your potential home? We’re here to help.
On-site Brainstorming Session in Piemonte – Get a second opinion on a property’s potential. Whether you need insights into the technical condition, renovation possibilities, or design opportunities, we offer a fresh perspective beyond what a geometra provides.
Renovation Coaching – From concept to completion, we guide you through every step of your project. Want continuous support? Join our community for weekly Q&A sessions where you can ask all your questions.
Interior & Maintenance Solutions – Need hands-on help? We assist with maintenance, interior planning, and solutions that bring your vision to life.
Curious about how we can help? Visit our services page to read more about how we can help you or reach out via whatsapp.
Essential Legal & Financial Considerations Before Buying
Agricultural & Heritage Rights: What You Need to Know
Buying Agricultural Land (Pre-emption Rights)
If the property includes farmland, neighboring farmers have 30 days to match your offer. If this step is skipped, they can legally challenge the sale for up to a year. Ensure this clause is properly handled in your Preliminary Contract (Compromesso di Vendita) to prevent future disputes.
Historic & Protected Properties
In some cases, the Italian government holds first refusal rights, meaning they have the option to purchase the property before you do. This process can delay the sale by 1-2 months. Always verify these aspects with a notary and geometra before committing to a purchase.
Tip: Clarify these legal restrictions before making an offer to avoid delays, unexpected costs, or renovation limitations. Make sure this is clearly documented in the contracts you sign.
How to Check if a Property is Protected
If the house is in a historic zone or UNESCO site, in this case, you’ll face additional regulations that may prevent certain renovation plans from being approved. Building a good relationship with the local community and municipal officials can be beneficial in navigating these restrictions.
Where to verify property restrictions:
Ministero della Cultura website – Use the “Cerca Luogo” tool at cultura.gov.it to check heritage listings.
Local Soprintendenza office – Responsible for architectural and historical preservation in each region.
Consult a geometra or lawyer – They can confirm legal constraints before you sign a contract.
Important: Approval (if you get the approval) for changes in protected properties can take months. If you plan renovations, factor this into your timeline.
Finding a Reliable Geometra in Italy
A geometra is essential when buying a home in Italy, as they check the legal and technical status of the property, identify potential issues, and handle permits if you plan renovations. If you intend to renovate, they play a key role in navigating local building regulations, submitting project plans, and overseeing construction compliance. Choosing the right person ensures a smooth purchase and prevents costly surprises.
Where to Find a Trusted Geometra:
Expats & local recommendations – Ask in Facebook groups (Expats in Piemonte/Italy, Nederlanders in Italy etc.) or other local forums.
Your neighbors – They might know a good one or recommend someone they’ve worked with.
Look around at renovation projects – If you see a well-executed renovation in your area, check the sign on the fence—it usually lists the name of the geometra overseeing the project.
Comune’s technical office – Municipalities often provide a list of registered geometri.
Verify registration – Every geometra must be part of the Collegio dei Geometri—ensure they’re licensed.
Tip: If you don’t speak fluent Italian, look for a geometra with experience working with international buyers.
Tip: Read our next blog (planned for spring 2025) about working with a geometra with a special guest!
Financing Your Home: Mortgage Options for Foreign Buyers
While many international buyers pay in cash, financing is possible—but securing an Italian mortgage as a non-resident can be challenging.
Can You Get a Mortgage in Italy as a Foreigner?
Yes, but expect stricter conditions:
Loan-to-value (LTV) ratio: Usually 60-70%, lower for non-EU buyers.
Strict income verification: Italian banks require stable foreign income proof.
Long approval process: Expect 2-4 months for mortgage approval.
Alternative financing options:
International banks with expat-friendly loans (e.g., BNL, Intesa Sanpaolo, Barclays Italy).
Refinancing a property in your home country to release equity for your Italian home purchase.
Final Thought: Buying a home in Italy is an exciting journey, but understanding legal rights, financial options, and property restrictions will help you make an informed decision. Taking the time to verify these details upfront can save you from unexpected challenges later.
Meet the writer
This blog was written by Jennifer Kenters—architectural engineer and designer—to make it easier for others to navigate the Italian home-buying process.
While searching for our own home, I struggled to find all the essential information in one place. That’s why I created this guide—gathering everything I wish I had known before starting this journey.
These days, we visit homes regularly, always searching for new renovation projects. I quickly realized how easy it is to overlook key details during a viewing—so I created the Home Buying Checklist to help others evaluate properties step by step and avoid costly mistakes.
Together with Boy, I’m currently renovating a cascina in Piemonte, blending our passion for design, construction, and restoring historic homes. We've been immersed in this world for years, and now we’re bringing new life to forgotten properties in Italy.
Want to follow our journey? I share daily updates on our renovation projects, insights, and life in Italy over on Instagram—come say hi!
