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The estate market offers various choices of properties for sale in Tuscany, so the real challenge is to find the one who meets your needs. Before searching a property, which requires time and energy, is important to define which kind of property really reflects your needs. A home is not simply a building with rooms, it is the perfect place to relax and spend some quality time with your loved ones: having clear ideas about your needs allows you to save time and be satisfied. What affects the location?


So let’s look at the practicalities involved in the procedure to purchase a property.

A) The offer to purchase.
When you decide to buy a house in Italy, once you have chosen the property from the many houses for sale, you have to submit an “offer to purchase”. The offer to purchase is an irrevocable offer containing the main terms of the transaction between seller and purchaser. We specifically refer to the following:

  • Names and surnames of the parties
  • Date and place of birth
  • Description of the property
  • Land Registry details
  • Year of construction
  • Agreed price
  • Payment terms
  • Amount of deposit etc.

The purcase offer must be made in writing. The seller may accept or decline the offer as appropriate

B) Drafting the preliminary agreement of sale (Compromesso).
Once the offer to purchase has been accepted, the next step is the preliminary agreement of sale. This is a preliminary purchase agreement with which the purchaser formally undertakes to purchase the property. In fact, the agreement usually provides for the payment of a deposit as confirmation. In most cases this varies between 10% and 30% of the purchase price of the property. The preliminary agreement must be made in writing and contain all the conditions specified by the parties in the offer purchase. In it, the parties substantially agree to transfer title to the property by a certain date.

In some cases the conclusion of the preliminary contract can be avoided by directly concluding the deed.

C) Drafting the Title Deed (Rogito).
Completion is by means of the Deed of Sale (rogito notarile). The deed is drawn up by a notary, who after having read it and invited the parties to sign it, will register the title transfer as required. As a public official, the notary is required to transfer the information regarding the sale to the relevant State authorities and the Land Registry for registration. The Deed of Sale in Italian must be accompanied by a certified translation of the original into the buyer’s native language by an official translator (who can also be an Italian notary who speaks the foreign language). The latter does not apply where foreign purchasers have stated that they are fluent in the Italian language.



To purchase a property in Italy you have to request the "CODICE FISCALE" (Tax Code) through the Revenue Agency (Called INPS). Getting the Codice Fiscale is a service that we offer to our clients and it’s included in our fee. With the Codice Fiscale is possible to purchase the property and also pay the taxes for it.


In application of the principle of alternativity between VAT and stamp duty, for the supplies of real estate for residential use, carried out by private persons (without VAT number), the stamp duty, as well as mortgage and cadastral taxes, apply to the following extent:

  • Fixed (€200 each) in case of transfers subject to VAT
  • Proportional of 9% in case of supplies exempt from VAT, or Proportional of 2% if you can take advantage of the first house tax relief.

For the determination of the VAT rate to be paid, it should be noted that the supply of housing (that not have the characteristics of luxury housing) carried out by manufacturing companies are subject to VAT with the application of the rate of 4% if first home and 10% if second home.

  • Notary's estimate: €3,000 + VAT
  • Translation assistance: €800 + VAT
  • Brokerage fee (Real Estate Agency Fee):
    - 3% + VAT for real estates over € 1,000,000
    - 4% + VAT for real estates from € 200,000 up to € 1,000,000
    - 5% + VAT for real estates from € 100,000 up to € 200,000
    - € 5,500 + VAT for real estates from € 71,000 up to € 100,000
    - € 4,500 + VAT for real estates from € 41,000 up to € 70,000
    - € 4,000 + VAT for real estates from € 21,000 up to € 40,000
    - € 2,000 + VAT for real estates from 0 up to € 20,000

* To date in Italy, it is not possible to get a mortgage loan without generating an income in Italy.

Link to our Purchaser’s guide – Where you can also read about the indirect property purchase taxes (IMU, TARI)


Non-Italians buying a home in Italy should be aware that in addition to the indirect taxes levied on the purchase, they are also liable for property taxes. These are taxes due for the sole fact of having real rights to the property. Act No. 147/2013 merged all indirect property taxes into a single municipal tax (IUC) which includes two taxes known as IMU and TARI.

  • IMU is the single municipal tax due by those who own a property, with exception of non-luxury principal residences, for which it is not levied.
  • TARI is the garbage collection and disposal tax payable by those occupying the property, whether as owners or paying/non-paying tenants.

The deadline for presenting the IUC declaration is 30 June of the year following the start date of possession of the property. It is advisable to consult an accountant to help with these aspects. On average, the cost of the tax account fluctuates between 0.50 and 0.70% of the effective value at the time of deed.


In order to benefit from the tax benefit for the purchase of a principal residence in Italy, the property concerned must:

  • Be located in the Municipality where the purchaser has, or intends to establish residency within 18 months of purchase.

The benefit also applies to the appurtenances of the main house, but is limited to one of each of the cadastral categories C/2 (cellars or attics), C6 (garage or C7 (carport or parking space). In addition to the characteristics of the property, in order to take advantage of the benefit, the purchaser:

  • Shall, if not already a resident, undertake to establish residency in the Municipality where the property is located within 18 months of purchase.
  • Cannot be the owner (either exclusively or jointly with their spouse) of any right to property, usufruct, use or live in another dwelling house located in same Municipality as the property to be purchased.

Both foreign citizens and Italians living abroad may take advantage of the principal residence tax benefit. It should be noted that taxpayers who do not have Italian citizenship may buy with the principal residence benefit if the requisite conditions are met.

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