Is it easy to buy a house in Italy?
. But there isn’t one when it comes to nationality: as an EU citizen, you are treated on an equal footing with Italians when buying property in Italy. No special checks, no reciprocity clause, no extra forms just because you have a German passport.
However, ‘without any problems’ doesn’t mean ‘without any preparation’. That’s precisely where the questions that really matter come in, once the initial ‘Am I even allowed to?’ has been sorted out. Here, I’ll answer the fifteen questions I’m asked most frequently – concisely, but without glossing over the pitfalls that could prove costly later.
Question | Short answer |
- As a German, am I allowed to buy property? | Yes, without restriction
- Do I have to live in Italy? | No
- Do I need a visa? | Not for the purchase itself.
- What is the Codice Fiscale? | Italian tax number; practically mandatory
- Do I need an Italian bank account? | Not essential, but practical
- What does the notary do? | Certifies the transaction, checks the legal basis – does not carry out a structural survey.
- Do I need a geometra? | Highly recommended for existing properties
- Do I need a solicitor? | Not always, but advisable in complex cases
- How does the purchase process work? | Search, offer, preliminary contract, notary, registration
- What are ‘Proposta’, ‘Compromesso’ and ‘Rogito’? | Offer, preliminary contract, final contract of sale
- How high are the ancillary costs? | Usually 9% registration tax, 2% with ‘Prima Casa’
- Does the ‘Prima Casa’ scheme apply to Germans? | It’s possible, but not automatic
- Can I get a mortgage? | Yes, subject to stricter checks than for residents
- Can I let the property? | Not automatically; this must be checked
- What mistakes should I avoid? | Above all: signing too early
The 15 questions, explained in detail
1. Can you really buy a house in Italy? Yes, no ifs or buts. The Italian notary’s office puts it this way: there are no special conditions for EU citizens when buying or selling. What confuses many people at the start is this: the right to buy is not the same as the right to live there, work there, be tax resident there or let the property. The purchase itself is the easy part. The real work begins afterwards, regarding usage and tax status.
2. Do I have to live in Italy or be registered there? No. A holiday home, second home, investment property or retirement home – all are possible without you ever having to be registered there. Only if you wish to benefit from the ‘Prima Casa’ tax relief later will an Italian residence become relevant. More on that in a moment.
3. Do I need a visa? Not for the purchase itself – as an EU citizen, you can enter the country visa-free anyway. For stays of more than three months at a time, depending on the municipality, it’s worth looking into registration or residence procedures – but that’s a matter for when you plan to move there permanently, not an obstacle to buying.
4. What is the Codice Fiscale and do I really need it? Yes, it’s practically essential. This Italian tax number turns up everywhere: the preliminary contract, registration, bank account, even the electricity contract. You can apply for it free of charge at the Italian consulate. My practical tip: don’t wait until just before the notary appointment to apply but do so before you sign any offer at all. This will save you weeks in the end.
5. Do I need an Italian bank account? Not strictly necessary; there are other traceable ways to make payments. It’s still handy, though – paying for electricity, water, IMU and tradesmen’s bills is simply less stressful that way. What really matters is complete documentation: Italian notaries are subject to strict anti-money laundering obligations and must be able to trace every payment method.
6. What role does the notary play? They are neutral. They’re not on your side, nor on the seller’s side, but are responsible for ensuring the purchase is legally sound. They check title deeds, arrange land registry checks and certify the transfer of ownership. What they don’t do is: climb onto the roof, measure damp levels or assess the quality of renovation work. The Italian notarial profession itself recommends involving your own notary even before signing an offer or preliminary contract – because both can already be binding.
7. Do I also need a surveyor? Not always required by law, but in practice a very good idea for most existing properties. They compare what has been built with what is recorded in the land registry and what the local authority has ever approved – two aspects that are constantly confused. If you want to delve deeper into this, I’ll go into more detail in a separate post about when you need which specialist.
8. Should I instruct a solicitor? Not for every standard purchase, but highly advisable in cases involving multiple owners, communities of heirs, a purchase by proxy, a large deposit or plans to let the property. The difference between a solicitor and a notary is simple: a solicitor works solely for you.
9. What does the purchase process involve?
| Step | What happens |
| Search | Define region, budget and intended use |
| Preliminary check | Check the land register, building file, APE and property condition |
| Purchase offer (proposta) | May already be binding |
| Preliminary contract (compromesso) | Binds both parties to a subsequent finalisation | |
| Final checks / Financing | Technical aspects, documentation, regularisation if required |
| Notarial contract (rogito) | Title is transferred |
| Registration | Notary arranges registration |
| Handover | Keys, meters, contracts, registration |
The most important point here: the offer to purchase and the preliminary contract are not mere formalities. Both can already be binding long before a solicitor is even involved. Ask for the contract to be explained to you, describe the property precisely – including all outbuildings – and include a financing clause if you need a loan.
10. What exactly do ‘proposta’, ‘compromesso’ and ‘rogito’ mean?
| Term | Meaning | What you should bear in mind |
| Proposta d’acquisto | Offer to purchase | May become binding |
| Caparra confirmatoria | Deposit | Forfeited if you withdraw without cause |
| Compromesso | Preliminary agreement | Usually binding on both parties |
| Rogito notarile | Final deed of sale | Title is transferred |
| Trascrizione | Land registry entry | Binding on third parties |
| Visura catastale | Cadastral extract | Does not replace a building records check |
| APE | Energy performance certificate | Should form part of any property due diligence |
11. How high are taxes and ancillary costs really? It depends on whether you are buying from a private individual or a company. When buying from a private individual, you usually pay 9 per cent stamp duty, with a minimum of 1,000 euros, plus 50 euros each for mortgage tax and cadastral tax. If you qualify for the ‘Prima Casa’ scheme, this drops to 2 per cent. When buying from a property developer, VAT may apply instead, usually 10 per cent, or 4 per cent under the ‘Prima Casa’ scheme. As a rough guide for planning a second home, many people allow for 10 to 15 per cent in ancillary costs on top of the purchase price – not a hard and fast rule, but a useful starting point for your own calculations.
12. Does the ‘Prima Casa’ discount also apply to Germans? It is possible, but not automatic. ‘Prima Casa’ does not simply mean ‘my first home’ – the discount is subject to specific conditions, particularly regarding location and whether the property is used as a main residence. In most cases, a traditional holiday home simply does not meet these criteria. You should therefore never factor this saving into your budget in advance, but have it checked specifically by a solicitor.
13. Can I finance the purchase? In principle, yes, even as a non-resident. However, Italian banks carry out stricter checks – on income, tax residence, equity and the property’s value. Alternatively, you can secure financing through a German bank or by taking out a mortgage against an existing property. The order is important: sort out the financing before you pay a deposit, not afterwards.
14. Can I rent out the house as a holiday home later? In principle, this is possible, but it is not automatic. You should first check whether holiday letting is permitted in that municipality at all, whether a registration code is required, what reporting obligations apply and how income is treated for tax purposes in both countries. From May 2026, an EU regulation will also come into force that strengthens registration and data exchange for short-term lets. Never rely on a verbal assurance in the property brochure.
15. What are the most common mistakes made by German buyers? In my experience, it’s almost always the same ten: signing before the due diligence has been carried out; paying a large deposit before the building files and land registry records have been checked; confusing the land registry plan with a full planning permission; calculating only the purchase price rather than the total budget; simply assuming the ‘Prima Casa’ tax relief applies to a holiday home; skimping on the technical inspection by a surveyor or engineer; underestimating renovation costs and planning permission processing times; trusting verbal assurances regarding alterations or property boundaries; only sorting out financing after the deposit has been paid; and planning to rely on holiday lettings as a secure source of income without being aware of the administrative obligations.
Checklist before making the first offer
Apply for your codice fiscale well in advance, choose your notary before signing the first document, request a cadastral extract, cadastral plan and energy performance certificate, and have the building files and permits checked by a surveyor. Clarify ownership, mortgages and third-party rights; calculate renovation and running costs realistically; secure the financing in writing; and have the preliminary contract and deposit legally reviewed before any money changes hands. Also clarify in advance whether you intend to use the property purely as a second home or rent it out later – this significantly affects the due diligence process.
Frequently Asked Questions
Can a German national buy a house in Italy without being resident there?
Yes. Residence status is irrelevant for the purchase itself; it only matters in relation to tax benefits or potential long-term residency.
What additional costs are involved in buying a house in Italy?
As a rough guide for a second home, these often amount to 10 to 15 per cent of the purchase price. When buying privately, there is usually a 9 per cent registration tax without the ‘Prima Casa’ scheme, and 2 per cent if the conditions are met.
As a German national, is it mandatory to use an Italian notary?
Yes. The transfer of ownership takes place exclusively via the notarial deed of sale. Without it, there is no legally valid ownership.
What is the difference between a notary and a geometra?
The notary ensures the legal transfer of ownership. The geometra checks the technical and planning-law aspects – the land registry, building records and the actual condition of the property.
Can I let out my house as a holiday home?
It is possible, but only after checking the regional and local regulations. Never rely solely on a statement in the property brochure.
Does the ‘Prima Casa’ tax relief apply to Germans?
In principle, yes, provided all the conditions are met – however, a holiday home or second home does not automatically fulfil these conditions in most cases.
Conclusion
Nationality is never an issue when buying a house in Italy – as a German, you buy under the same conditions as Italians themselves. The real risk lies elsewhere: in signing too soon, in overlooking building documents, or in a budget that only takes the purchase price into account, not the running costs and any renovation work. Anyone who has answered these fifteen questions for themselves beforehand will go to the notary’s appointment not just feeling confident, but with genuine certainty – and in the end, that is the only difference that really counts.
