10 Smart Things to Do Before Buying a House in Italy

Buying a house in Italy may be your dream…but it pays to take a thoughtful, informed approach before signing on the dotted line. Italy’s real estate process is unique, and so is life here. What looks charming in a photo online might feel very different in daily life. Whether you're planning to relocate permanently or purchase a second home, here are 10 smart things to do before you commit.

1. Spend Time in the Area...and Rent First

Before you buy, live like a local. Spend time in your chosen town during different seasons. The sleepy village that charms you in summer might be deserted in winter. Try renting a home for at least a few months to get a feel for:

• Local amenities

• Noise levels

• Pace of life

• Weather patterns

• Community dynamics

Renting first gives you breathing room to make a better decision…and possibly discover a different town that suits you even more.

2. Define Your Budget (With Realistic Wiggle Room)

Many buyers are lured by Italy’s low property prices, especially in the south or in rural villages. But don’t let the asking price fool you. You’ll also need to account for:

• Notary fees

• Real estate agent commissions

• Property taxes

• Legal assistance

• Renovation or furnishing costs

Make sure your budget includes these hidden costs…and a contingency for the inevitable surprise or two.

Also, make friends with a local so you can understand if the asking price, as low as it may seem in comparison to what you could buy back in your home country, is actually a good deal. Unfortunately, there are companies that jack up the prices for foreigners, knowing they'll pay the inflated rate.

3. Think Twice Before Buying a €1 Home

I know it looks so romantic to buy a crumbling villa for just €1, but trust me: you'd be biting off a lot more than you can chew.

You'll spend months, if not years, working with contractors you may have difficulty communicating with. And take it from me, who just went through a home remodel: it ALWAYS takes longer than they estimate.

If you absolutely must buy a €1 home, at least visit to look at it and get realistic estimates of what repairs will cost. DON'T buy it sight unseen!!

4. Hire a Reputable, Bilingual Real Estate Agent

Work with an agent who knows the area and has experience assisting foreign buyers. A good agente immobiliare will:

• Vet properties for legal or structural issues

• Help you navigate paperwork

• Serve as your cultural translator, too

Be sure your agent is licensed and registered. Unfortunately, not everyone advertising as an agent in Italy is operating legally.

5. Work With an Independent Legal Advisor

In Italy, the notaio (notary) is required by law to finalize property transfers, but they serve as a neutral party. To protect your interests, hire your own lawyer, preferably one who speaks your language and understands both Italian and international real estate law.

Your lawyer will:

• Review the sales contract

• Verify property titles

• Check for outstanding debts, easements, or building violations

6. Get a Codice Fiscale (Italian Tax Code)

This is one of the first things you’ll need. A codice fiscale is required to sign any property documents, open utility accounts, or even buy furniture. You can request one through the Italian Revenue Agency (Agenzia delle Entrate) or via the consulate in your home country.

7. Check the Local Property Market and the Neighborhood

Before making an offer, study comparable properties in the area. Are prices rising or stagnant? Are homes sitting on the market? Also, take time to observe the neighborhood:

• Who lives there?

• Is it walkable to stores and restaurants?

• Are there signs of ongoing investment or neglect?

Real estate is hyperlocal in Italy. Two streets apart can mean very different lifestyles.

8. Review the Property’s Legal and Physical Status

Have a geometra or surveyor inspect the property and compare it to the official land registry (Catasto). Things to check:

• Are there unauthorized additions or unregistered outbuildings?

• Is the plumbing or electrical system up to modern code?

• Is the roof in good condition?

This step is especially critical if you're buying an older or rural property.

9. Understand the Buying Process

The purchase typically unfolds in three stages:

1. Proposta di acquisto – Written offer with a small deposit

2. Compromesso – Preliminary contract and larger down payment

3. Rogito – Final deed signed in front of the notary

Each step has legal consequences, so proceed carefully and with legal guidance.

10. Plan for the Long-Term

It's important to understand that the Italian real estate market doesn't move with the fluidity that the American market does. You may think you can buy a house in Italy, fix it up, then sell it in a few years...and it might not be that easy.

If you decide to buy, do it for the long term.

Ask yourself:

• Will you live here full-time or part-time?

• Are you prepared for ongoing maintenance, taxes, and bureaucracy?

• Do you intend to rent it out or renovate?

The clearer your vision, the easier it will be to select the right home and avoid buyer’s remorse.

Italy has a way of seducing buyers quickly…but real estate here requires patience and planning. Renting first, building local relationships, and doing your due diligence will pay off in the long run. With the right preparation, you can turn that dream of Italian homeownership into a rewarding reality...without the surprises.