Buying property in Italy as a foreigner: UK guide

Buying a home in Italy is easy to dream about - a farmhouse in Tuscany, a city apartment in Rome, or a sea-view place in Sicily. But if you’re buying from the UK, there are a few practical details to get right first, from post-Brexit residence rules and Italian paperwork to legal checks, taxes and large euro transfers.

This guide walks through what British buyers need to know before buying property in Italy, including the main steps, typical costs, mortgage options and key checks to make before you commit.

We’ll also introduce a reliable and cost-effective way to send large sums internationally from the money services provider Wise. Over 18.9 million people worldwide use Wise to move £52 billion every quarter.

With low, transparent fees, great mid-market exchange rates, and secure, trackable transfers, Wise makes international money transfers simple and stress-free. Plus, you’ll get dedicated support and volume discounts when sending large amounts. On a £50,000 transfer, you could save up to £1,000 with Wise vs your bank.

Get expert support for your large transfer 📞

Can British citizens buy property in Italy?

Yes. British citizens can buy property in Italy, and there are no general legal restrictions that stop you owning a home there.²

In practice, you will usually need valid ID, a codice fiscale, a euro account or another way to send funds in euros, and enough cash or approved finance to complete the purchase.

What does Brexit mean for British buyers in Italy?

Brexit changed how long you can stay in Italy, not whether you can buy there. British citizens can still visit the Schengen area for up to 90 days in any rolling 180-day period without a visa, but property ownership does not give you the right to stay beyond that limit or to live in Italy indefinitely.³

If you want to spend longer in Italy, you will need a separate visa or residence route, such as an Italy work visa, self-employment route, or elective residency option.⁴

Buying property in Italy: a step-by-step guide

Step 1: Get your finances and documents in order

Start with your budget, your deposit, and a mortgage agreement in principle if you need one. You should also apply for your codice fiscale early, because you will need it for key parts of the purchase, including contracts and banking.⁵

If you live in the UK, you can apply for a codice fiscale through the Italian consular authorities - the Italian Consulate in London allows foreign nationals in its district to request one remotely. Allow a few weeks rather than leaving it until the last minute.^5,6

It also helps to open an Italian bank account or make sure you have an international account that can hold euros before you start making payments.

Step 2: Find a property and arrange viewings

Most buyers search through online portals, local estate agents, or both. If you are open to a bigger project, building your own home in Italy is another route, but it comes with a different set of permits, timelines, and costs.

If you are not sure whether to rely on websites or agents, the key question is how much local help you need. Buyers who do not know the area well often benefit from viewings arranged by a local agent who understands pricing, paperwork, and neighbourhood differences.

Step 3: Make an offer

Once you find a property, you can submit an offer through the agent or directly to the seller. Negotiation is normal in Italy, so the asking price is not always the final price.

Step 4: Appoint a solicitor

A solicitor is not legally required, but it is strongly recommended, especially if you do not speak Italian. A good solicitor can translate documents, check title and planning issues, and make sure you understand whether a clause is binding before you sign.

For UK-qualified legal help in Italy, you can use the UK government's list of UK solicitors in Italy.⁷

Step 5: Sign the purchase proposal contract (proposta d'acquisto)

If your offer is accepted, you may be asked to sign a proposta d'acquisto. This is a purchase proposal or letter of intent that sets out the basic terms - and one thing worth knowing is that its legal effect depends on how it is drafted, which is why solicitor input matters here.¹

Step 6: Get a survey

Before you commit fully, appoint a Geometra or Architetto to inspect the property. This is where you find structural issues, unauthorised works, or expensive repairs that photos and estate agent descriptions may not show.

If the survey reveals problems, you may be able to renegotiate the price or ask the seller to fix them before completion.

Step 7: Appoint a notary

In Italy, the notary is a public official who oversees the legal side of the transfer and handles registration formalities. The buyer usually appoints the notary and pays the notary's fees, so it is worth choosing carefully and asking early what documents will be needed.¹

You can search for one through the official Consiglio Nazionale del Notariato directory.⁸

Step 8: Sign preliminary contracts (Contratto preliminare or Compromesso)

The preliminary contract is the point where the deal becomes legally binding in a much more meaningful way. It sets the completion date, confirms the agreed terms, and usually requires the deposit to be paid at this stage.¹

That is why it is worth planning your payment route in advance. If you need to move a large deposit from the UK, read how to transfer large amounts of money from the UK before you sign.

Step 9: Completion

Completion happens when you sign the final deed of sale - the rogito - pay the balance, register the property, and collect the keys. These final steps are carried out in person at the notary's office, and the documents are usually in Italian, so legal support is especially useful here.

If you are sending the final balance from the UK, read this guide to transferring large sums securely before your completion date.

Mortgages in Italy for UK buyers

If you need borrowing, the first hurdle is usually not Italy, but the UK. Many UK banks are unlikely to fund an overseas property purchase, so buyers often end up looking at Italian banks or specialist brokers instead.

Italian lenders do offer mortgages to non-residents, but the terms are usually tighter. A common range for non-resident loan-to-value is around 50% to 60%, and lenders often want the monthly repayment to stay within roughly 30% to 35% of your net monthly income.^9,10

Documentation can be extensive, and that is where a broker can help. The trade-off is cost, because broker support usually comes with a fee.

Taxes and fees when buying property in Italy

The purchase price is only part of the budget. Buyer-side taxes and professional fees can add a significant amount on top, so it is worth pricing the whole deal before you commit.^1,2

For a deeper look at annual charges, read our guide to property tax in Italy.

Tax rates are subject to change. Always confirm the figures with a qualified Italian lawyer or notary before proceeding.

Ongoing costs of owning property in Italy

After completion, you may face IMU, TARI, condominium charges, and utility set-up costs. A standard prima casa is generally exempt from IMU, while second homes usually are not.

Municipalities set IMU rates locally, so the amount can vary - typically between 0.4% and 1.06% of the property's cadastral value. TARI is an annual waste collection tax based on property size and number of occupants. If you are buying in a managed building, ask for recent condominium accounts before you exchange - service charges can vary significantly.

Paying for your Italian property from the UK

When you buy from the UK, you normally need to convert pounds into euros at least twice - once for the deposit and again for the final balance. That means the exchange rate, transfer fee, and timing can all affect your total cost.

Wise is one option for international property payments. It uses the mid-market exchange rate and charges transparent, upfront fees.

• Low, upfront fees*
• Mid-market exchange rate on conversions
• Fully trackable transfers
• Dedicated support for large transfers
• Fast transfer times**
• Two-factor authentication and real-time notifications

**The speed of transaction claims depends on individual circumstances and may not be available for all transactions.

What's the property market like in Italy?

Italy's housing market has been picking up, but not evenly everywhere. Global Property Guide's latest market summary points to rising transaction volumes and growing demand across many areas - which means buyers in active markets may need to act decisively.¹¹

At the same time, Italy is still a varied market, so conditions in Milan are very different from those in smaller inland towns. It is worth researching your target area specifically rather than relying on national headlines alone.

Can you buy property in Italy and get residency?

No. Buying a home in Italy does not, by itself, give you residency rights.

Italy does have an investor visa route, but real estate is not one of the qualifying investments. If your goal is to live there full time, you will need a separate immigration route such as work, self-employment, study, or elective residency.⁴

How much does property cost in Italy?

One reason buying property in Italy appeals to UK buyers is straightforward: space often costs less. Numbeo's country comparison shows apartment purchase prices can be significantly lower per square metre in Italy than in the UK - depending on whether you are buying in or outside a major city centre.¹²

City prices vary a lot, so your budget may stretch much further in some regions than others.¹³

Where is the cheapest place to buy property in Italy?

If your priority is keeping costs down, some of the more affordable Italian locations include towns in Sicily, Calabria, Molise, and Piedmont.¹⁴

• Caltanissetta, Sicily
• Ragusa, Sicily
• Biella, Piedmont
• Reggio di Calabria, Calabria
• Isernia, Molise
• Trapani, Sicily
• Alessandria, Piedmont
• Vibo Valentia, Calabria

How to find a property in Italy

Most buyers use either local estate agents or property websites. If you are moving to Italy from the UK, an agent can be useful - Italian agents often work with both buyer and seller, which is different from the way many UK buyers expect the process to work.

That shared role is not automatically a problem, but you should be clear about fees, scope, and who is handling what. If you want to start online, common portals include:

• Idealista.it
• Immobiliare.it
• Casa.it
• Trovocasa.it
• Wikicasa.it
• Rightmove, overseas property listings

Pitfalls to avoid when buying property in Italy

The biggest risk is assuming an Italian purchase works like a UK one. It does not - and that is where buyers can get caught out.

• Check that the seller has the legal right to sell the property
• Never buy unseen, unless a trusted professional inspects it for you
• Vet agents, brokers, and advisers before paying any money
• Watch for abuso edilizio - unauthorised building work that becomes your legal responsibility after purchase. A Geometra can check planning compliance before you commit
• Budget for taxes, legal fees, notary costs, and agency fees - not just the sale price
• Do your homework before sending a deposit or transfer

Moving into your Italian property

Once the purchase is complete, there are still a few practical jobs left. Take out buildings insurance from your completion date - it may be a condition of your mortgage offer. Arrange utilities - electricity, water, heating - as early as possible. And if you have bought an older home, budget for upgrades such as rewiring, heating improvements, or air conditioning.

---

Frequently asked questions about buying property in Italy

Can British citizens buy property in Italy after Brexit?

Yes. British buyers can still buy property in Italy, and Brexit did not remove ownership rights. What changed was travel, visa, and residency rules.

How long does the buying process take in Italy?

A straightforward purchase often takes around 3 to 6 months from accepted offer to completion. It can take longer if there is a mortgage, planning issue, or title problem to resolve.

Do I need a solicitor to buy property in Italy?

No, but it is strongly recommended. A solicitor can translate contracts, check the legal position, and spot risks that are easy to miss if you do not know the Italian system.

What is a codice fiscale and how do I get one?

A codice fiscale is Italy's tax identification number. You need it for key property steps. If you are in the UK, you can usually apply through the Italian consulate that covers your area - allow several weeks for it to arrive.

Can I get an Italian mortgage as a UK resident?

Yes, many Italian lenders do offer mortgages to UK residents and other non-residents. The main catch is that lending is often more conservative - you may need a larger deposit and stronger paperwork than a resident borrower.

Can buying property in Italy give me the right to live there?

No. Owning a property does not give you the right to live in Italy beyond normal visitor rules. If you want to stay longer than 90 days in any 180-day period, you will need a suitable visa or residence permit.

---

Sources used:

1. How to buy a property in Italy: a legal guide - The Italian Lawyer
2. A UK Nationals Guide to Italian Real Estate - Giambrone Law
3. Travelling to the EU and Schengen area - GOV.UK
4. Travel to Italy for work - GOV.UK
5. Tax identification number for foreign citizens - Agenzia delle Entrate
6. Tax Code - Consolato Generale d'Italia Londra - Italian Consulate London
7. List of UK solicitors in Italy - GOV.UK
8. Find a Notary - Consiglio Nazionale del Notariato
9. Mortgages in Italy - Online Mortgage Advisor
10. Getting a Mortgage in Italy as a UK Resident in 2025 - ILF Law Firm
11. Italy's Residential Property Market Analysis - Global Property Guide
12. Cost of Living Comparison Between United Kingdom and Italy - Numbeo
13. Prices by City - Numbeo
14. The top 10 cheapest places to buy property in Italy in 2024 - Idealista

Sources last checked 29-June-2026