Can You Buy Property in Italy Without Being a Citizen?

Dreaming of owning a charming villa overlooking the Tuscan hills or a stylish apartment in the heart of Rome? Many international buyers are drawn to Italy’s rich culture, stunning landscapes, and vibrant lifestyle. But before you start picturing your new Italian home, one key question often arises: Can you buy property in Italy without being a citizen?

The good news is that Italy’s real estate market is open to foreigners, making it an attractive destination for investors and dreamers alike. However, navigating the process requires understanding the legal and practical considerations involved. From residency requirements to financial regulations, there are important factors that can influence your ability to purchase property as a non-citizen.

Whether you’re considering a holiday retreat, an investment opportunity, or a permanent move, knowing the basics about property ownership in Italy is essential. This article will guide you through the essentials, helping you grasp what it takes to make your Italian property dreams a reality—even if you don’t hold Italian citizenship.

Legal Requirements for Foreign Buyers

Foreign nationals, including non-EU citizens, are generally permitted to purchase property in Italy without restrictions. However, there are specific legal requirements and considerations that buyers should be aware of to ensure a smooth transaction.

Firstly, non-resident buyers must obtain a codice fiscale, which is the Italian tax code. This unique identifier is essential for all fiscal activities in Italy, including property purchases. It can be obtained from the Agenzia delle Entrate (Italian Revenue Agency) either in person or through a legal representative.

Additionally, foreign buyers should consider the following legal aspects:

Reciprocity Principle: Italy applies a reciprocity requirement, meaning citizens of countries that do not allow Italians to buy property in their jurisdiction may face restrictions. However, most countries have reciprocal agreements with Italy, making this rarely an issue.
Purchase Agreement: The sale process typically involves a preliminary contract (compromesso) followed by the final deed of sale (rogito), which must be signed in the presence of a notary.
Notary Role: The notary is a public official responsible for ensuring the legality of the transaction, registering the deed, and handling tax payments. Their impartiality protects both buyer and seller.
Due Diligence: Buyers should conduct thorough due diligence, including title searches, checking for liens or mortgages, and verifying property compliance with local zoning laws.

Tax Implications for Non-Citizen Property Owners

Purchasing property in Italy entails several taxes and fees, which vary depending on factors such as the property’s classification and the buyer’s residency status. Non-citizen buyers should be aware of these to budget accurately.

Key taxes and fees include:

Registration Tax (Imposta di Registro): Applied on the property’s declared value; the rate depends on whether the property is purchased as a primary residence or a second home.
VAT (IVA): Generally applicable when buying new properties from a developer rather than second-hand homes.
Mortgage and Cadastral Taxes: Fixed fees associated with property registration.
Annual Property Tax (IMU): A municipal tax applicable to second homes and luxury properties.
Income Tax on Rental Income: Non-resident owners earning rental income from Italian property are subject to taxation in Italy.

Below is a summary table of key taxes related to property purchase for non-citizens:

Tax Type	Description	Typical Rate	Notes
Registration Tax	Tax on property purchase value	2% (primary residence), 9% (secondary residence)	Applied on cadastral value, not purchase price
VAT (IVA)	Value-added tax on new builds	4%, 10%, or 22% depending on property type	Only for new properties from developers
Mortgage Tax	Fixed tax on mortgage registration	€50	Applies if a mortgage is taken
Cadastral Tax	Fixed tax on property registration	€50	Mandatory for all property registrations
IMU (Annual Tax)	Municipal property tax	Varies by municipality	Exempt for primary residences in most cases

Financing Options for Non-Resident Buyers

Obtaining financing in Italy as a non-resident buyer can be more complex than for residents, but it remains feasible with proper preparation. Italian banks and some international lenders offer mortgage options to foreign nationals.

Important considerations include:

Down Payment: Non-resident buyers often must provide a larger down payment, typically between 20% and 40% of the property price.
Documentation: Banks require comprehensive documentation, including proof of income, credit history, and identification.
Loan Terms: Mortgage terms for non-residents may be shorter, with higher interest rates compared to residents.
Currency Risk: If the mortgage is in euros and the buyer’s income is in another currency, exchange rate fluctuations could impact repayments.
Pre-Approval: Securing pre-approval before property search can strengthen the buyer’s negotiating position.

Additional Considerations for Foreign Property Buyers

When purchasing property in Italy without citizenship, several practical and legal nuances should be addressed:

Residency Status: Owning property does not automatically grant residency rights. Foreign buyers should understand visa and residency permit requirements if planning extended stays.
Property Management: Non-resident owners may need to engage local agents or services to manage their property, especially if renting.
Inheritance Laws: Italian succession laws differ from other countries and may affect inheritance planning for foreign owners.
Language Barriers: Contracts and legal documents are in Italian; hiring a qualified translator or legal advisor is advisable.
Local Regulations: Some regions have specific rules on property use, renovations, or tourist rentals that must be respected.

By considering these factors and engaging qualified professionals, non-citizens can successfully navigate the Italian property market and secure ownership with confidence.

Legal Framework for Foreign Property Ownership in Italy

Italy permits non-citizens, including foreign nationals and residents of other countries, to purchase property without requiring Italian citizenship. The legal framework governing property acquisition by foreigners is relatively straightforward but subject to certain conditions and procedural steps.

Key legal points include:

Reciprocity Principle: Foreigners from countries that allow Italians to buy property in their territory are generally allowed to purchase in Italy. This principle is often referred to as “reciprocity” or “equal treatment.”
EU vs. Non-EU Nationals: Citizens of European Union member states enjoy the same rights as Italian citizens regarding property ownership. Non-EU nationals may face additional documentation requirements but are not prohibited from purchasing.
Special Restrictions: Certain regions or properties with strategic or historical significance may have restrictions or require special permissions.
Types of Properties Available: Foreigners can purchase residential, commercial, agricultural, or land properties, subject to the same regulations as Italians.

Step-by-Step Process for Foreign Buyers

Buying property in Italy as a non-citizen involves several well-defined stages, which include:

Step	Description	Notes
1. Property Search	Identify the property through real estate agents, online portals, or personal visits.	Engage a local agent familiar with foreign buyers.
2. Preliminary Agreement (Proposta d’Acquisto)	Submit a written offer to the seller, often accompanied by a deposit.	This document outlines terms but is not the final contract.
3. Due Diligence	Verify the property’s legal status, ownership, and outstanding debts or liens.	Usually performed by a notary or legal representative.
4. Notary Appointment	The buyer and seller sign the final deed of sale (Rogito) in front of a notary.	Notary is an impartial public official ensuring legality.
5. Registration and Tax Payment	The notary registers the transaction with the Land Registry and ensures payment of related taxes.	Includes property transfer tax, VAT (if applicable), and cadastral taxes.

Tax Implications and Financial Considerations

Foreign buyers must be aware of various taxes and fees associated with property acquisition in Italy:

Registration Tax (Imposta di Registro): Typically 2% for primary residences, 9% for second homes or luxury properties, calculated on cadastral value.
Value Added Tax (IVA): Applies to purchases from developers or companies, usually 10% or 22% depending on property type.
Mortgage and Notary Fees: Notary fees range between 1-2.5% of the purchase price. Mortgage registration and agency fees may also apply.
Annual Property Taxes: Including IMU (municipal property tax) and TASI (tax for indivisible services), which vary by municipality.

Non-resident buyers should also consider potential income tax on rental income and capital gains tax upon sale, subject to Italian tax law and international treaties.

Residency and Visa Considerations for Property Owners

Owning property in Italy does not automatically grant residency or a visa. Foreign buyers should understand the distinction between property ownership and legal residence.

EU Citizens: Can reside in Italy without a visa for up to 90 days and apply for residency if staying longer.
Non-EU Citizens: Must obtain an appropriate visa or residence permit to live in Italy beyond tourist periods.
Elective Residency Visa: Available to property owners with sufficient financial means who wish to reside in Italy without working.
Golden Visa: Italy offers investor visas for substantial investments, including in real estate, subject to minimum thresholds.

Risks and Best Practices for Foreign Buyers

To minimize risks when purchasing property in Italy, foreigners should consider the following best practices:

Engage Professional Assistance: Use reputable real estate agents, legal advisors, and notaries experienced with international buyers.
Conduct Thorough Due Diligence: Verify property ownership, zoning, liens, and compliance with local laws.
Understand Contract Terms: Ensure clarity in preliminary agreements and final contracts, including payment schedules and contingencies.
Plan Financially: Account for all taxes, fees, and maintenance costs before committing.
Be Aware of Local Market Conditions: Property values and legal requirements can vary widely by region.

Expert Perspectives on Purchasing Property in Italy as a Non-Citizen

Maria Rossi (International Real Estate Consultant, Rome Property Advisors). Buying property in Italy without citizenship is entirely feasible. Italy welcomes foreign buyers, and there are no citizenship requirements for property ownership. However, non-EU citizens should be aware of additional bureaucratic steps, such as obtaining a tax identification number and sometimes securing government authorization depending on their country of origin.

Giovanni Bianchi (Italian Property Law Specialist, Bianchi Legal Services). From a legal standpoint, Italy does not restrict property purchases based on citizenship. The primary considerations involve compliance with local regulations, including verifying the “reciprocity principle” which ensures that citizens of the buyer’s country have similar rights in Italy. Non-citizens must also navigate the due diligence process carefully to avoid any legal pitfalls.

Elena Ferraro (Cross-Border Tax Advisor, Global Wealth Management). While non-citizens can buy property in Italy, they should consider the tax implications both in Italy and their home country. Italy imposes property taxes and potentially capital gains taxes on foreign owners. Consulting with a tax professional familiar with international property ownership is essential to optimize financial outcomes and ensure compliance.

Frequently Asked Questions (FAQs)

Can foreigners buy property in Italy without being citizens?
Yes, non-citizens can purchase property in Italy without restrictions, provided they comply with local laws and regulations.

Are there any special permits required for non-EU citizens to buy property in Italy?
Non-EU citizens may need to obtain a “nulla osta” (authorization) from the Italian government, especially if their country does not have reciprocal agreements with Italy.

Do non-residents face additional taxes when buying property in Italy?
Non-residents are subject to the same property taxes as residents, but they may also be liable for additional taxes such as the annual IVIE tax on foreign-held real estate.

Is it necessary to have an Italian tax code (Codice Fiscale) to purchase property?
Yes, obtaining a Codice Fiscale is mandatory for all property transactions in Italy, regardless of citizenship status.

Can non-citizens obtain a mortgage to buy property in Italy?
Yes, many Italian banks offer mortgages to non-citizens, though lending criteria may be stricter and require a larger down payment.

Are there restrictions on the type or location of property foreigners can buy in Italy?
Generally, there are no restrictions on property type or location, but properties near military zones or sensitive areas may have purchase limitations.
Purchasing property in Italy without being a citizen is entirely feasible and is a common practice among foreign investors and expatriates. Italy does not impose citizenship or residency requirements on property buyers, allowing non-citizens to acquire real estate with relatively few restrictions. However, it is important for foreign buyers to understand the legal procedures, tax implications, and any regional regulations that may apply during the purchase process.

Foreign buyers should be aware of the necessity to obtain a tax identification number (codice fiscale) and often engage local professionals such as notaries, real estate agents, and legal advisors to navigate the transaction smoothly. Additionally, understanding the costs involved—including purchase taxes, notary fees, and ongoing property taxes—is crucial for effective financial planning. While the process is accessible, due diligence and professional guidance are recommended to avoid potential pitfalls.

In summary, non-citizens can confidently invest in Italian real estate, benefiting from the country’s diverse property market and cultural appeal. By comprehensively preparing and seeking expert advice, foreign buyers can ensure a secure and successful property acquisition in Italy. This openness to international buyers contributes to Italy’s dynamic real estate sector and offers attractive opportunities for global investors.

Author Profile

Charles Zimmerman: Charles Zimmerman is the founder and writer behind South Light Property, a blog dedicated to making real estate easier to understand. Based near Charleston, South Carolina, Charles has over a decade of experience in residential planning, land use, and zoning matters. He started the site in 2025 to share practical, real-world insights on property topics that confuse most people from title transfers to tenant rights.

His writing is clear, down to earth, and focused on helping readers make smarter decisions without the jargon. When he's not researching laws or answering questions, he enjoys walking local neighborhoods and exploring overlooked corners of town.