Purchasing real estate in Italy can be one of the most rewarding investments of your life — but only if you approach it with a clear plan and avoid the traps that cost many buyers time, money, and peace of mind. Below, we’ll guide you through the three crucial steps you should take before starting your search, and the three mistakes that 9 out of 10 international buyers make when they go it alone.
Step 1. Define Your Buying Strategy
The first step is a consultation to outline your objectives, preferred locations, and specific criteria for your future property.
At ITALTY, we create a personalised buying plan tailored to your needs — from choosing the right region to identifying the features that matter most to you.
We also assist with obtaining your Italian tax code (codice fiscale), which is essential for signing any contract or completing financial transactions in Italy.
Step 2. Check the Legal Requirements
Italy does not automatically grant all foreign citizens the right to purchase property.
We check whether your nationality is covered by Italy’s reciprocity agreements (accordo di reciprocità) or whether you will need a residence permit.
If a permit is required, we can advise on immigration strategies so that your property purchase fits seamlessly into your long-term plans.
Step 3. Calculate the Full Budget
The advertised price is only part of the total cost.
We help you prepare a detailed budget that includes:
- notary fees,
- translator costs,
- surveyor or architect services,
- agency commissions,
- property taxes and registration fees.
Having a clear financial picture from the beginning helps avoid unpleasant surprises later.
Once these steps are complete, we move on to the property search itself.
If you’d like the full step-by-step guide to buying property in Italy — from your first search to getting the keys — email us at info@italty.com and we’ll be happy to help.
The 3 Most Common Mistakes Buyers Make
Even experienced investors sometimes fall into these traps. Avoiding them will save you both time and money.
Mistake 1. Choosing Too Narrow – or Too Broad – a Location
Some buyers focus on just one region because they visited it on holiday. Others take the opposite approach and search everywhere at once — from the Alps to Sicily.
Italy has 20 regions and 107 provinces, each with unique characteristics. A holiday destination may be perfect for a short stay but unsuitable for year-round living. Until you understand these differences, it’s risky to commit.
Mistake 2. Limiting the Search to One Category of Property
Whether it’s only auction properties, only new builds, or only detached houses, focusing on a single category means missing out on opportunities.
Sometimes a well-renovated historic apartment is a better value than a poorly planned new build — and vice versa. A professional search covers the entire market to ensure the best options are considered.
Mistake 3. Contacting Dozens of Agencies Individually
This often results in receiving a flood of promotional emails and brochures for properties that don’t match your needs. Many agencies will prioritise selling what’s in their catalogue rather than finding what’s right for you.
On the other hand, waiting for replies from each agency separately wastes time — and in a rising market, delays can be costly.
The Smart Way Forward
A structured approach and expert guidance can turn your Italian property purchase into a smooth and profitable experience.
At ITALTY, we work exclusively in your interests, search the entire market — including private listings and off-market opportunities — and manage the process from the first call to the final signature at the notary’s office. Contact us to sign up for a free introductory call, thanks to which we will define your goals and make a personalised plan to acquire a property to make your Italian dolce vita a reality.
© ITALTY — Your Italian Realty
We write about buying real estate in Italy with maximum benefit for you, without risks and stress.