Tips for a successful property purchase
Step 1 – Property selection
When searching for a property, don’t just focus on the building itself, but also take important factors such as location, transport connections, parking facilities, and distance to public amenities, the town center, and the lake into account. Keep in mind that a beautiful panoramic view often comes with long access roads. Get a general overview of current market prices to make sure that the properties you’re looking at are not overpriced but reflect the real market value (valore di mercato). Note: In Italy, the advertised living space is always given as gross living area (superficie commerciale), which includes walls (and often also a share of garage, communal areas, etc.). In many other countries, the net living space is used instead. The difference between gross and net living space is usually around 15–20%.
Step 2 – Real estate agency
In Italy, most properties are sold through real estate agents rather than directly by private owners. Research not only the properties but also the agencies offering them. Make sure that the agencies you choose are registered in the Chamber of Commerce (registro delle imprese/ruolo). This guarantees quality and ensures they carry professional liability insurance. It is preferable to work with agents who are members of large professional associations such as FIAIP, FIMAA, ANAMA, or AICI. Agree on the commission rate and payment terms at the start of your collaboration to avoid disputes later. Normally, commission is due upon signing the preliminary contract (compromesso/contratto preliminare). Since ideally the agent should assist you until the final notarial deed, it’s better to split the payment into two installments—one at the preliminary contract, and one at the final deed. Always arrange viewings for shortlisted properties, as online descriptions and photos often don’t reflect reality.
Step 3 – Professional assistance
Once you have set your sights on a property, involve a professional such as an architect (architetto), surveyor (geometra), or expert (perito) to evaluate it. The simplest way is to work with a lawyer who can coordinate the necessary professionals and review the contract. This costs money upfront but saves you from unpleasant surprises later, since you’ll know about defects (difetti) or renovation costs in advance. Always check whether the property complies with local planning/building regulations, whether there are mortgages (ipoteca) or liens, whether service charges (spese condominiali) and taxes (imposta sul reddito) are paid up to date, and whether all required certificates for gas, heating, and electrical installations are in place. Whether you search with or without an agent, hiring an independent legal advisor (consulente legale) is strongly recommended—every contract should be thoroughly reviewed before signing.
Step 4 – Finances & contracts
Gather detailed information about the seller: it makes a tax difference whether you’re buying from a private individual, a company, or a construction firm. Contact your bank early if you need financing (finanziamento) and compare offers from other banks. If you’re convinced about a property, you can submit a purchase offer (proposta d’acquisto). Be careful: such offers are binding (impegnativo/vincolante)—if the seller accepts, you cannot back out without penalties. Once the offer is accepted, the preliminary contract follows. Have your lawyer prepare or review it. Upon signing, a deposit (acconto/caparra) of 10–30% of the purchase price is due, along with the agent’s commission, depending on your agreement. If you withdraw after signing, you usually lose your entire deposit. If the seller withdraws, they must return double the amount. Before the notarial deed, ensure all issues have been resolved and any mortgages are canceled.
Step 5 – Paperwork
The following documents must be available for the notarization of a property sale in Italy (your agent, lawyer, notary, or experts will help you collect them):
ID copies of all parties involved
Notarized power of attorney if represented
Marital status certificate (for individuals)
Certified company register excerpt (for companies)
Shareholders’ resolution (for Italian companies)
Italian tax numbers (codice fiscale) of all parties
Current land register excerpt (visura)
Official floor plan and site plan (planimetria catastale)
Deed of purchase or inheritance proof of the seller
Proof of mortgage status and discharge upon payment
Confirmation of no unpaid property or personal taxes
For buildings: building permit (concessione edilizia), certificate of habitability (abitabilità), possible sanatoria for unauthorized works, and energy certificate (certificazione energetica)
For land: lease or tenancy contracts (if applicable)
For building land: certificate of buildability (certificato di destinazione urbanistica)
For agricultural land: waiver from pre-emptive right holders (tenants/neighbors)
Alongside this step-by-step process, many other details matter during the purchase. For an overview, refer to the Checklist for property purchase in Italy.