Buying Property in Italy as a Non-EU Citizen: Reciprocity

Who can legally buy real estate in Italy as a foreigner?

Non-Italian citizens can buy real estate in Italy if they are EU/EEA/Swiss nationals, or if their country has reciprocity with Italy, or if they hold a valid Italian residence permit. Without one of these conditions, a notary will usually refuse to sign the deed and the land registry will not register the purchase.

At a high level, there are three main categories of buyers:

• EU/EEA/Swiss citizens - Treated almost like Italians for property purchases, without reciprocity or residence requirements.
• Non-EU citizens from "reciprocity" countries - Can usually buy on the same terms as Italians if reciprocity is confirmed (for example most US, UK, Canadian, Australian buyers).
• Non-EU citizens from non-reciprocal countries - Can often still buy if they hold a valid permesso di soggiorno (residence permit) or under special treaties, but not as pure non-residents.

The legal basis is mainly found in the "Preleggi" (introductory provisions to the Italian Civil Code), especially article 16 on reciprocity, and in immigration law for the link between property rights and residence status.

What is the Reciprocity Principle (Condizione di Reciprocità) in Italy?

The Reciprocity Principle means that a foreigner can acquire rights in Italy only if Italian citizens enjoy comparable rights in that foreigner's home country. In real estate, Italian authorities ask a simple question: can an Italian citizen buy property in your country under similar conditions?

Key points about reciprocity in property purchases:

• Who checks it - The notary must verify reciprocity before signing the deed for a non-EU, non-resident buyer. They rely on official information from the Italian Ministry of Foreign Affairs (Ministero degli Affari Esteri e della Cooperazione Internazionale, MAECI).
• Official source - MAECI publishes reciprocity tables (tabelle di reciprocità) on its website and updates them periodically. These tables are the reference for notaries.
• Scope - Reciprocity can be general (all types of property) or limited (for example, allowed only for urban residential property, restricted for agricultural or near-sensitive areas).
• Alternative path - If your country lacks reciprocity, you can often still buy if you legally reside in Italy with a valid residence permit. In that case, Italian law generally treats you similarly to a resident.

How is reciprocity actually applied in practice?

In practice, reciprocity is not a theoretical formality: notaries and registries can and do block transactions if it is not satisfied. The check usually happens before the draft deed is finalised, but you should have it addressed even earlier, ideally at the offer stage.

1. Notary verifies your nationality using your passport and tax code (codice fiscale).
2. Notary checks reciprocity in MAECI tables or through a written opinion from the Ministry or local legal counsel.
3. If reciprocity exists, the deed can go ahead with standard clauses.
4. If reciprocity is unclear or absent, the notary will usually:
   • Ask whether you hold a valid permesso di soggiorno, and
   • Delay or refuse the deed until legal clarity is obtained.

This is why foreign buyers should choose their notary early and explicitly ask for a reciprocity check before signing any preliminary contract.

What are the specific rules for US, UK, Canadian and Australian buyers after 2025?

US, UK, Canadian and Australian citizens have, as of the latest publicly available reciprocity tables (through 2024), broad reciprocity for buying residential real estate in Italy. For 2025 and beyond, the structure of the rules is expected to remain the same, but you must have your notary or lawyer check the most recent MAECI tables and any local restrictions before committing.

Because I do not have access to new legislation or MAECI updates issued after late 2024, treat the points below as a framework, not as confirmation of post-2025 law. Always ask your notary for a written confirmation specific to your nationality and the type of property you plan to buy.

How does reciprocity work for US citizens?

For US citizens, Italy assesses reciprocity mainly at federal level but may acknowledge state-level restrictions affecting certain asset classes. Historically, reciprocity has been considered satisfied for residential property purchases in most Italian regions.

• Residential property - US citizens have typically been allowed to buy homes in Italy without needing to reside there, subject to standard anti-money laundering and tax checks.
• Agricultural or rural land - More sensitive. Some US states restrict foreign purchase of farmland; Italian authorities can mirror that with restrictions on US buyers acquiring Italian agricultural land.
• Visa link - Owning property does not itself grant a visa or residence permit. For stays over 90 days in any 180-day period, US citizens still need a long-stay visa (such as elective residence) and a permesso di soggiorno.
• Action point post-2025 - Before signing any preliminary contract that includes agricultural or mixed-use land, ask the notary to check reciprocity for:
  • US citizens generally, and
  • Your specific US state of residence, if relevant for MAECI tables.

How does reciprocity work for UK citizens after Brexit?

After Brexit, UK citizens are treated as non-EU, but reciprocity has continued to exist for residential property. Practically, UK citizens can still buy almost any residential property in Italy as non-residents, but their immigration status changes for length of stay.

• Property rights - UK citizens have generally maintained the ability to buy primary or holiday homes without an Italian residence permit, in line with reciprocity.
• Stay limits - Without a visa or residence permit, stays are limited to 90 days in any 180-day period in the Schengen Area.
• Mortgages - Italian banks may treat UK buyers as "non-resident" for lending, which can affect loan-to-value ratios and required documentation.
• Post-2025 confirmation - Ask your notary to confirm that UK-Italy reciprocity tables have not changed and to flag any new sector-based restrictions (for example, rural land, protected coastal areas).

How does reciprocity work for Canadian and Australian citizens?

Canada and Australia have long-standing reciprocity with Italy for property purchases, particularly for residential properties. Canadian and Australian citizens can typically buy in Italy as non-residents under the reciprocity principle, subject to the same immigration limits on length of stay.

• Residential property - Generally permitted, including apartments and houses in cities, towns and many rural areas.
• Special zones - Purchases in sensitive areas (for example near military sites or certain coastal or border zones) may require additional clearances regardless of nationality.
• Immigration status - As with US and UK citizens, owning property does not automatically entitle you to live in Italy year-round. You still need an appropriate visa and permesso di soggiorno for long stays.
• Post-2025 focus - Ask the notary to verify:
  • Any changes in reciprocity affecting agricultural or forestry land, and
  • Whether MAECI tables impose any conditions (for instance, only for non-commercial use).

How do you verify your own position as of the year you buy?

To avoid relying on outdated information, build a formal reciprocity check into your process.

1. Engage a notary early and explicitly request a reciprocity check for your nationality and property type.
2. Ask for written confirmation or a copy of the official MAECI reference your notary relies on.
3. If reciprocity is unclear, discuss whether a residence permit or a different structure (for example buying through an Italian company) can legally solve the issue.
4. Do this before paying a large deposit under a preliminary contract.

What visas or permits do non-EU buyers need to purchase property in Italy?

You do not strictly need a visa or residence permit to buy property in Italy if reciprocity exists for your country. You do need a visa or residence permit if reciprocity is missing, or if you want to stay in Italy for more than 90 days in a 180-day period.

Think of property rights and immigration as two separate but interacting tracks:

• Track 1 - Ownership ability
  • If reciprocity exists, you can generally buy even as a non-resident tourist.
  • If reciprocity does not exist, a valid permesso di soggiorno often allows you to buy as a resident.
• Track 2 - Right to stay
  • Property ownership does not grant a residence visa.
  • To live in Italy long term, you must qualify for a visa (for example elective residence, work, family reunification) under immigration law.

Common visa and permit scenarios for second-home buyers:

• Short-stay only buyers (holiday home, up to 90 days per 180 days) - Typically need only a Schengen visa (if required for your nationality) and no residence permit.
• Elective residence visa - Often used by retirees or financially self-sufficient persons who want to live in Italy without working there. You must show stable and ample passive income and suitable accommodation (owning a home helps but is not enough by itself).
• Work visa or intra-company transfer - If you are moving for employment, you may secure a work permit that also permits property purchase as a resident.

Coordinate timing: if your plan is to move full time, it is often efficient to align your purchase with your visa process so you do not sit on an unused property you cannot freely access.

How does the Italian property purchase process work from offer to deed?

The Italian purchase process typically runs through four main stages: proposal, preliminary contract, deed of sale, and registration. Each step has legal effect and involves money, so you should understand it before signing anything.

1. Property search and initial checks
   • Obtain a codice fiscale (Italian tax code) from the Agenzia delle Entrate or an Italian consulate.
   • Open an Italian bank account if possible, to simplify payments and anti-money-laundering checks.
   • Have your lawyer or notary perform quick initial checks on ownership and urban planning status before making an offer.
2. Written proposal (proposta irrevocabile d'acquisto)
   • Usually drafted by the estate agent, it can be binding once accepted.
   • It often includes a small deposit (caparra) and a time limit for the seller to accept.
   • Include clear conditions: financing, reciprocity confirmation, clean title, and technical compliance.
3. Preliminary contract (compromesso or contratto preliminare)
   • Legally binding contract where parties commit to sign the final deed later.
   • Usually involves a 10-20 percent deposit and detailed terms (price, deadlines, conditions, penalties).
   • Can be private or notarised; notarised and registered versions offer more protection.
4. Notary checks and deed of sale (rogito notarile)
   • Notary verifies title, mortgages, planning compliance, and tax status.
   • Parties sign before the notary, who reads the deed aloud and ensures everyone understands (with a sworn interpreter if needed).
   • Remaining price is paid, usually by bank draft, bank transfer, or notary escrow.
5. Registration and post-closing
   • Notary files the deed with the tax office and the Property Registry (Conservatoria dei Registri Immobiliari) and updates the Land Registry (Catasto).
   • You pay purchase taxes, notary fees, and agency commissions.
   • Update utility contracts, condominium registers, and, if relevant, register your residence at the local Comune.

What is the Preliminary Contract (Compromesso) and how does it protect you?

The preliminary contract is a binding promise to sell and buy, where the key commercial and legal terms are fixed and a substantial deposit is paid. It protects both parties if properly drafted, but it can create serious liability if you sign it without full checks.

What are the legal effects of the preliminary contract?

• Binding obligation to complete - Under article 1351 of the Italian Civil Code, if the final deed must be in notarial form, the preliminary contract must also be in written form and is enforceable.
• Deposit (caparra confirmatoria)
  • If you, the buyer, unjustifiably back out, the seller can usually keep the deposit.
  • If the seller unjustifiably backs out, you can demand double the deposit back or sue for specific performance.
• Specific performance - You can ask a court to force the completion of the sale (esecuzione in forma specifica) if the other party refuses, and have the judgment recorded in the registry.

What should a well-drafted compromesso include?

At this stage you should already have done most of your legal and technical due diligence.

• Accurate property description - Cadastral data, address, floor, boundaries, and reference to any plans.
• Price and payment schedule - Deposit, any intermediate payments, and final balance.
• Timing - Clear deadline for the final deed, with possible extensions and conditions.
• Conditions precedent - For example:
  • Grant of your mortgage loan.
  • Removal of existing mortgages or liens.
  • Confirmation of reciprocity and your legal ability to purchase.
  • Regularisation of minor planning discrepancies if agreed.
• Allocation of taxes and costs - Who pays what (usual rule: buyer pays purchase taxes and notary, both parties pay their own legal advisers and each pay half of the agency commission unless agreed otherwise).
• Registration - Registration at the tax office is mandatory for tax purposes; optional but recommended is "transcription" in the Property Registry to protect against later sales or liens.

Why should foreigners be extra careful with the preliminary contract?

For foreign buyers, most risk is concentrated in the preliminary stage: you pay real money before the notary has fully checked everything. If you sign a poorly drafted preliminary contract and later discover a problem, you may find it expensive or impossible to exit.

Practical safeguards:

• Engage a bilingual lawyer before signing the preliminary contract.
• Have the contract drafted or at least reviewed in Italian and English.
• Make the contract conditional on reciprocal eligibility, financing, and clean title.
• Consider asking the notary to notarise and transcribe the preliminary contract if the property or deposit amount is significant.

What is the role of the Italian Notary (Notaio) in a real estate purchase?

The notary is a public officer and independent legal professional who guarantees the legality and proper registration of your property transaction. They do not represent only the buyer or only the seller; they must remain impartial and ensure the law is followed.

Main functions of the notary in a real estate deal:

• Legal checks
  • Verify seller's ownership and capacity to sell.
  • Check for mortgages, liens, foreclosures, or easements in the Property Registry.
  • Check land registry (Catasto) consistency with the actual property.
• Compliance and documentation
  • Verify planning and building compliance certificates.
  • Check energy performance certifications (APE).
  • Ensure anti-money laundering and tax rules are followed.
• Drafting and executing the deed
  • Draft the deed in Italian, including any special clauses for foreign buyers.
  • Read and explain the deed at the signing; arrange a sworn interpreter if you do not speak Italian.
  • Collect and pay purchase taxes on your behalf.
• Registration
  • Register the deed at the Tax Office (Agenzia delle Entrate).
  • Record your ownership in the Property Registry and update the Cadastre.

You normally choose and pay the notary as buyer, but they must protect both parties and the integrity of public registers, not your private interest. A private lawyer is the professional specifically accountable to you.

How much does it cost to buy real estate in Italy (taxes, fees, bonuses)?

Total purchase costs in Italy usually range from about 7 percent to 12 percent of the price for non-resident buyers, depending mainly on whether you qualify for first-home tax benefits and whether you buy from a private seller or a developer. You should budget all of these costs upfront, as most are due at or shortly after the notary signing.

Typical one-off purchase costs (approximate)

Ongoing costs include municipal property tax (IMU) for second homes, condominium fees, utilities, and insurance. As a non-resident with a second home, you should expect to pay IMU annually; first homes that are your primary residence are often exempt or enjoy reduced IMU.

How do Italian "Bonus Casa" incentives work and what should you expect in 2026?

"Bonus Casa" is a generic label for several tax incentives for renovations, energy efficiency and related works, usually granted as personal income tax deductions over multiple years. By 2026 these incentives are being tightened and reduced compared with the very generous schemes of previous years, so do not assume 110 percent or similar advantages without checking the current law.

Main types of home bonuses (as structured up to 2024)

What changes should you anticipate around 2026?

Italian budget laws have progressively reduced rates, tightened eligibility, and restricted the possibility to transfer tax credits or receive direct discounts on invoices. Political and fiscal pressure strongly suggests this trend will continue rather than reverse by 2026.

• Budget conservatively - Assume lower deduction rates and possibly lower spending ceilings compared to older marketing materials or online articles.
• Do not count on "credit sales" - The option to sell the tax credit to banks or contractors has been repeatedly limited; plan based on using the deduction against your own Italian income tax, which for non-residents may be minimal or zero.
• Coordinate with a tax advisor (commercialista) - Before committing to major renovations, ask for a written scenario of:
  • Which bonuses you personally qualify for as a non-resident or new resident,
  • How much you can realistically use, and
  • Over how many years the deduction will be spread.
• Check each yearly budget law - Rules for bonuses are often changed annually in the Legge di Bilancio. Have your professional team check the latest version for the year you sign your construction contracts.

When should you hire a lawyer or other expert when buying in Italy?

Foreigners should almost always hire a lawyer or at least a notary and technical expert before signing any binding document or paying a large deposit. The more complex the property or your personal situation, the earlier and more extensively you should use professionals.

Situations where professional support is strongly recommended:

• Before the preliminary contract
  • To review or draft the preliminary contract in two languages.
  • To insert clauses on reciprocity, financing, and due diligence.
• When reciprocity or visa status is not straightforward
  • If you are from a country with uncertain reciprocity, or
  • If you intend to rely on a residence permit to bypass reciprocity.
• For rural, historic or renovated properties
  • To verify all planning permissions and regularisations.
  • To handle potential cultural heritage or landscape constraints (vincoli).
• For tax and bonus planning
  • To structure ownership (personal vs company, single vs joint) with a commercialista.
  • To evaluate whether you can actually benefit from "Bonus Casa" schemes.

Core expert team for a foreign buyer:

• Real estate lawyer - Protects your interests in contracts and negotiations.
• Notary - Manages legality, taxes, and registration of the deed.
• Technical expert (geometra, architect, engineer) - Checks structural soundness and planning compliance.
• Tax advisor (commercialista) - Plans ownership, ongoing taxes, and use of bonuses.

What are the practical next steps if you want to buy a home in Italy?

Your next steps should focus on confirming your legal eligibility, building your advisory team, and structuring your purchase so deposits and contracts do not expose you to avoidable risks. Proceed in a sequence that always checks law and title before committing major funds.

1. Clarify your status
   • Confirm your nationality and residence, and whether reciprocity exists.
   • Decide if you will be a holiday-home owner or plan to become a resident.
2. Engage a notary and lawyer early
   • Ask the notary for a written reciprocity check specific to you.
   • Hire a lawyer to review any offer or preliminary contract before signature.
3. Obtain a codice fiscale and open a bank account
   • Apply for your tax code at an Italian consulate or the Agenzia delle Entrate.
   • Open an Italian bank account to manage funds and satisfy anti-money-laundering checks.
4. Do legal and technical due diligence before the compromesso
   • Have your team check ownership, liens, cadastral consistency, and planning permits.
   • Obtain a technical survey if the property is old, rural, or renovated.
5. Negotiate and sign a protected preliminary contract
   • Include clear conditions on financing, reciprocity, and title.
   • Consider notarising and transcribing the preliminary contract for extra protection.
6. Plan taxes, bonuses, and immigration together
   • Ask your tax advisor to map ongoing property taxes and any realistic Bonus Casa benefits.
   • If you plan to relocate, start your visa and permesso di soggiorno process in parallel.
7. Complete the deed with full clarity
   • Agree with your notary well in advance on the deed date, payment method, and documents.
   • Arrange a sworn interpreter if your Italian is not sufficient.

Following this structured approach will help you navigate Italian reciprocity rules, contract practice, and home bonuses with fewer surprises and a much higher level of legal safety.