Can a Foreigner Buy Property in Italy? Complete Guide with Rules and Procedure
EU citizen, non-EU resident, non-EU non-resident, or refugee: the rules differ. Here is who can buy, what you need, and how the reciprocity check works.
In a Nutshell
Yes, foreigners can buy property in Italy. The rules depend on your nationality and your situation. If you are an EU citizen or hold a valid Italian residence permit, there are no obstacles. If you are a non-EU citizen who does not live in Italy, a "reciprocity condition" applies — your notary checks this for you, free of charge, before the final deed is signed.
At a Glance
| Cost | Reciprocity check: included in notary fees (€50–200). Purchase transaction: taxes + notary fees (see the guide on property purchase taxes). |
| Timeline | Reciprocity check: 3–15 days. From preliminary contract to final deed: 1–3 months. |
| Where in Rome | Notaries (over 400 in Rome); Notaries' Council: Via Flaminia 160. MAECI (Ministry of Foreign Affairs): Piazzale della Farnesina 1. |
| Documents | Passport, Codice Fiscale (Italian tax ID — your personal 16-character code, used for almost everything), residence permit (non-EU residents), civil-status certificate (non-EU non-residents). |
Who Can Buy: Four Scenarios
Are you an EU citizen, Swiss, or from the European Economic Area (Norway, Iceland, Liechtenstein)? You buy exactly as an Italian citizen would. No special permit, full access to all tax benefits including the prima casa (first home) discount.
Are you a non-EU citizen with a valid Italian residence permit? You may buy freely for as long as your permit is valid. All permit types qualify: work, study, family reunification, international protection, long-term EU residence card. Even a standard annual permit works. If the permit expires after you buy, you keep the property — ownership is not tied to your permit status.
Are you a non-EU citizen not resident in Italy (a tourist, or an investor buying from abroad)? The reciprocity condition applies: you can buy in Italy only if an Italian citizen can buy property in your country. Your chosen notary checks this directly with the MAECI (Italy's Ministry of Foreign Affairs). Countries with full reciprocity include the USA, Canada, the United Kingdom, Australia, Japan, Brazil, Argentina, the United Arab Emirates, and many others. Check the current list on the MAECI website.
Are you a recognized refugee or stateless person? You have the same property rights as an Italian citizen, by virtue of the Geneva Convention (art. 13). No reciprocity check applies.
Documents You Need
EU citizens: valid ID, Codice Fiscale (apply at the Agenzia delle Entrate — Italy's tax-revenue agency — or at the Italian Consulate in your country), a bank account.
Non-EU residents: valid passport, original residence permit, Codice Fiscale, family-status certificate if buying under joint ownership.
Non-EU non-residents: passport, Codice Fiscale (apply at the Italian Consulate in your country, free of charge — allow 2–4 weeks), civil-status certificate translated and legalized with an apostille. For the reciprocity check itself, you do not need to bring anything — the notary handles it.
For everyone, the final deed (rogito) also requires: the registered preliminary contract, the property's cadastral survey (visura catastale), the Energy Performance Certificate (APE — mandatory by law), and the urban-planning compliance certificate.
How the Process Works
Your first step is getting your Codice Fiscale, without which you cannot sign the final deed. Apply for free at the Agenzia delle Entrate or, if you are abroad, at the Italian Consulate responsible for your area (allow 2–4 weeks).
Next, find the property and sign the preliminary contract (compromesso). Pay a deposit, typically 10–20% of the purchase price. Register the compromesso at the Agenzia delle Entrate within 30 days (cost: €200 + 0.5% of the deposit amount) — this protects you if the seller tries to sell to someone else.
If you are a non-EU non-resident, the notary you have chosen queries the MAECI for the reciprocity check. The result comes back within a few days. If positive, the process continues; if negative, the notary cannot proceed to the final deed.
At the rogito (final notarial deed), you attend in person or through a procura speciale (power of attorney). The deed is read out in full in Italian. If you do not speak Italian well, you are entitled to an interpreter (your own or one the notary can suggest). Pay the seller by banker's draft or bank transfer — cash payments above €5,000 are prohibited by law. Then you and the seller sign in front of the notary.
After the rogito, the notary registers the deed with the Land Registry (Conservatoria dei Registri Immobiliari) within 20 days. From that moment you are the legal owner. If you want the prima casa tax discount, transfer your registered residence to the new property within 18 months of the deed.
Mistakes to Avoid
- Trusting "agencies for foreigners" that charge above-market commissions. The standard agency fee in Rome is 2–3% + IVA (Italian VAT). Anything above 4% is a red flag. Always verify the agent's registration with the Chamber of Commerce (Registro Imprese).
- Not registering the preliminary contract. Without registration, if the seller sells to someone else before the final deed, you lose the property and can only claim double the deposit. Always register within 30 days.
- Assuming your property is at risk when your permit expires. If you buy while your permit is valid and the permit subsequently lapses, the property remains yours. Ownership is completely independent of your immigration status.
Special Cases
You hold dual citizenship (for example Italian-Argentinian)? Your Italian citizenship takes precedence. You buy as an Italian — no reciprocity check required.
You cannot be in Italy on the day of the final deed? You can grant a procura speciale (power of attorney) to a trusted person. The power of attorney must be drawn up by an Italian notary, or by a foreign notary with an apostille and a sworn translation (cost: €200–500).
You are married under joint-property regime (comunione legale)? Your foreign spouse automatically becomes a 50% co-owner even without signing. If you want to avoid this, arrange a separation of assets (separazione dei beni) before the deed — it requires a notarial act costing €500–800.
You are a British citizen? Since 1 January 2021, the UK is no longer in the EU. If you hold an Italian residence permit, there is no issue. If you are non-resident, reciprocity applies: the UK has full reciprocity with Italy, so the purchase is unrestricted.
You are a Russian citizen? Ask your notary about the effect of EU sanctions: in some cases purchases are suspended or subject to special scrutiny for individuals on sanctions lists.
Official Sources
- MAECI — Reciprocity conditions by country
- Notariato.it — Foreigners and property purchase in Italy
- Notariato.it — Find a notary
- Polizia di Stato — Residence permit
- Agenzia delle Entrate — First-home tax benefit
Legal references: DPR 31/8/1999 n. 394 art. 1, DLgs 25/7/1998 n. 286 art. 1 c.2, Codice Civile artt. 16 e 2657, TFUE artt. 21 e 63, Direttiva 2004/38/CE, Convenzione di Ginevra 28/7/1951 art. 13.