Guide · Buying

Buying property in Italy: the process step by step

The order of a purchase in Italy: tax code, checks, offer, preliminary contract, deed before a notary, taxes and registration, with the cost of each step.

Checked on against the official sources at the bottom of the page.

In short

A purchase in Italy runs in a fixed order: codice fiscale (tax code), checks on the property, a purchase proposal, a preliminary contract, and the deed (rogito) signed before a notary, who then registers it and pays the taxes. Ownership passes only at the deed, not at the preliminary contract. On a resale home bought from a private seller the registration tax is 9%, or 2% with the prima casa (first-home relief), with a minimum of €1,000.

Step 1: get a codice fiscale

Every buyer needs a codice fiscale, the 16-character tax identifier, which the notary asks for with your identity document. The Agenzia delle Entrate states that the only valid code is the one it issues, never one generated by software. People not enrolled in the national health service receive a code card only. The notary’s document checklist also asks non-EU buyers for a residence permit and entry visa.

Step 2: look at the property and run first checks

Before offering, the Agenzia delle Entrate advises gathering as much information as possible and making sure you buy from the lawful owner. Two public registers matter: the cadastre (see cadastral search) and the mortgage register. The notary performs the formal checks later, but earlier questions save money. The topics are covered in due diligence and planning compliance.

Step 3: the purchase proposal

The proposta di acquisto is a declaration that you want a given property at a given price. It usually comes as a pre-printed agency form and is accompanied by a sum of money. The notariato points out that it binds only the person who signed it while the seller remains free to consider other offers; once accepted it turns into a preliminary contract. Read the offer guide before signing.

Step 4: the preliminary contract

The contratto preliminare (also called compromesso) obliges both sides to conclude the sale. It fixes price, property identification, cadastral data, the date of the deed and what each side must do beforehand. It usually carries a deposit: see caparra and the preliminary contract. The Agenzia delle Entrate says it must be registered within 30 days of signing, at a fixed €200 registration tax plus stamp duty, and that a deposit adds a proportional tax of 0.5% for contracts signed from 1 January 2025.

Step 5: finance, if you need it

If you borrow, the loan is arranged between the preliminary contract and the deed; the Agenzia delle Entrate notes that a preliminary is often signed precisely because the buyer is still looking for a mortgage. The notariato’s checklist asks you to give the notary the details of the lending bank. The substitute tax on the loan is 0.25% of the amount for a prima casa and 2% otherwise (DPR 601/1973, art. 18). Test your budget with the mortgage calculator.

Step 6: the notary’s checks and the deed

The notary checks identity and legal capacity of the parties, searches for mortgages, liens and seizures, checks the urban-planning and cadastral position, identifies the applicable tax regime and the right to any tax relief. At the signing the notary reads the deed to the parties, who sign before the notary. Details are in the deed guide and the notary’s role.

Step 7: after the signing

The notary must, within a short time, register the deed with the tax authorities and pay the taxes on your behalf, lodge it in the public registers so it takes effect against everyone, and update the cadastre. Handover of the property normally takes place at the deed, although the parties may agree on an earlier or a delayed handover.

What it costs

On a purchase from a private seller, the Agenzia delle Entrate gives: registration tax 9% (2% with prima casa), minimum €1,000, plus €50 mortgage tax and €50 cadastral tax. On a sale by a builder subject to VAT, VAT is 10% (4% with prima casa, 22% for categories A/1, A/8, A/9), plus €200 each of registration, mortgage and cadastral tax. These rates are national. Calculation, not a quote: on a €300,000 resale home bought as a prima casa the registration tax is 2% = €6,000. No law sets the notary’s fee, and none sets an agent’s commission; both are agreed (see notary role). The purchase costs calculator adds the taxes.

What varies locally

The taxes above do not vary by region. The prima casa residence condition is tied to the municipality. In the territories under the land-book (tavolare) system, the Agenzia delle Entrate’s online mortgage search does not apply, and its cadastral search excludes Trento and Bolzano, so the checks follow a different route; ask the notary which one applies.

Which professional to consult

A notary is mandatory for the deed. A surveyor can check the cadastral and planning position, a mortgage broker can compare loans, and a real estate agent finds and presents properties. The notariato recommends consulting your own notary before signing a proposal or a preliminary contract.

Frequently asked questions

Do I own the home after the preliminary contract?

No. The Agenzia delle Entrate states that ownership passes only with the signing of the final deed.

Who chooses the notary?

You do. The notariato says the choice is free and must not be imposed by the agent or the lending bank; the buyer pays the fees unless agreed otherwise.

Can I buy without an agent?

Yes. An agent is not compulsory; the deed before a notary is.

How long does a purchase take?

The sources read set no standard duration. The date of the deed is fixed in the preliminary contract.

Where do I check a property’s data myself?

On the Agenzia delle Entrate’s online services for cadastral and mortgage searches.

General information drawn from the official sources cited and dated on this page. It is not legal, tax or financial advice: for your own situation, ask a licensed professional.

More guides on buying

Sources

All guides · Payotte Italy