Compromesso, rogito, notaio, catasto, IMU — the full Italian property purchase process explained for international buyers. From offer to keys, every step, every cost, every trap to avoid.
Buying property in Italy is not like buying property in London or Dubai. The process involves a notary (not a solicitor), a binding preliminary contract (not an exchangeable one), and a tax system that varies depending on whether you buy as a resident, non-resident, first home, or second home. Getting it wrong can cost tens of thousands in unexpected taxes — or worse, losing your deposit.
Related: Milan Neighborhoods · Lake Como Property · Flat Tax Guide
Your agent finds a property you want. You make a formal written offer (proposta d'acquisto irrevocabile) accompanied by a deposit cheque — typically €5,000-€20,000. Once the seller accepts, this becomes a binding agreement. You cannot withdraw without losing the deposit. Duration: 1-4 weeks.
Within 30-60 days of the accepted offer, buyer and seller sign the compromesso (contratto preliminare). This is the binding purchase agreement. You pay a further deposit (caparra confirmatoria) — typically 10-20% of the purchase price. If you withdraw after signing, you lose this entire amount. If the seller withdraws, they must pay you double. Duration: same day or within 2-4 weeks of accepted offer.
Between the compromesso and final deed, your lawyer verifies: title clearance (visura catastale), no mortgages or liens (visura ipotecaria), building permits and planning compliance (conformità urbanistica), energy certificate (APE), and that the property matches the cadastral plans (conformità catastale). This is NOT optional — Italian properties frequently have discrepancies between reality and official records. Duration: 2-6 weeks.
The most common trap: a property has been renovated without proper permits (condono edilizio). This can make the sale void or create future legal problems. Your lawyer must verify urbanistic compliance before you sign the final deed.
Italian banks offer mortgages to non-residents, typically up to 60-70% LTV. Rates in 2026 are 3.5-5.0% for variable, 3.8-5.5% for fixed. Processing time: 4-8 weeks. Required documents: passport, codice fiscale, proof of income, foreign tax returns, bank statements. We facilitate introductions to private banks that specialise in international buyers.
The sale is completed at the notary's office. Both parties (or their representatives with power of attorney) sign the rogito — the final deed of sale. The notary is a public official who verifies the legality of the transaction, collects taxes, registers the transfer, and holds the funds in escrow. You pay the balance, the seller delivers the keys. Duration: 1-3 hours at the notary.
The notary registers the sale at the Conservatoria (land registry) and the Catasto (cadastral office). Registration taxes are paid at closing.
Transfer utilities (gas, electricity, water, internet) to your name. Update the condominium administrator. Arrange property insurance. If renovating, engage an architect and submit any necessary permits (SCIA or Permesso di Costruire).
| Scenario | Registration Tax | VAT | Notes |
|---|---|---|---|
| First home (prima casa) — from private seller | 2% of cadastral value | None | Cadastral value is much lower than purchase price |
| Second home — from private seller | 9% of cadastral value | None | No prima casa benefit |
| New build — from developer (prima casa) | €200 fixed | 4% of purchase price | VAT applies, not registration tax |
| New build — from developer (second home) | €200 fixed | 10% of purchase price | Significant cost |
| Luxury property (A/1 cadastral category) | 9% of cadastral value | 22% if from developer | Luxury classification increases costs |
The prima casa benefit is significant. On a €2M property with a cadastral value of €800K, the registration tax is 2% of €800K = €16,000 (vs 9% = €72,000 without the benefit). To qualify: you must establish residency in the municipality within 18 months of purchase, and you cannot own another 'prima casa' in Italy. Flat tax residents ARE eligible.
| Cost | Annual Amount | Notes |
|---|---|---|
| IMU (property tax) | 0.76% – 1.06% of cadastral value | No IMU on prima casa (main residence) |
| TARI (waste tax) | €300 – €1,500 | Based on property size and municipality |
| Condominium fees | €2,000 – €8,000 | Varies enormously by building and services |
| Insurance | €1,000 – €3,000 | Building + contents, recommended not mandatory |
| Maintenance reserve | 1-2% of property value | Budget for ongoing upkeep |
| Professional | Fee Range | Notes |
|---|---|---|
| Notary (rogito) | €3,000 – €8,000 | Scaled to property value. Non-negotiable — set by law. |
| Lawyer (independent) | €3,000 – €10,000 | Recommended. The notary works for BOTH parties. Your lawyer works for YOU. |
| Surveyor/geometra | €1,000 – €3,000 | Structural checks, cadastral verification |
| Agent commission | 3-4% + VAT | Split buyer/seller or buyer-only depending on agreement |
Yes. Non-residents can buy property in Italy with no restrictions (subject to reciprocity agreements for non-EU nationals, which cover all major countries). You will need a codice fiscale and an Italian bank account.
No. You can grant a power of attorney (procura notarile) to your lawyer or a trusted representative to sign on your behalf. The power of attorney itself must be notarised — if done abroad, it must be apostilled.
From accepted offer to keys: typically 2-4 months. Rush transactions (cash buyer, no mortgage, clean title) can complete in 4-6 weeks. Complex transactions (renovation, planning issues, mortgage) can take 4-6 months.
Disclaimer: This guide provides general information as of May 2026. Italian property law is complex and varies by region. Always engage an independent Italian lawyer and a qualified notary. The Italian Gateway manages the entire property acquisition process end-to-end.