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Italy Luxury Real Estate

Lakefront villas on Como, wine estates in Chianti, harbour houses in Portofino and the Costa Smeralda: Americans buy in Italy on the same terms as Italians, through a notaio.

Best Areas →How to Buy →Founding Partners →
Villa del Balbianello, Lenno, Lake ComoPhoto: Stefano Bucciarelli / Unsplash

At a glance

Italy property at a glance

Who can buy
Foreigners from countries that allow Italians to buy. US citizens qualify.
Resale from a private seller
9% registration tax on the cadastral value, usually far below the price; minimum €1,000; plus two €50 taxes.
New build from a developer
VAT at 10%, or 22% for luxury categories A/1, A/8 and A/9; plus three €200 taxes.
Residency through property
None. The Investor Visa does not include real estate.
Flat tax for new residents
€300,000 a year on foreign income (plus €50,000 per family member) for those moving from 1 January 2026.
Final deed
Before a notaio, which is mandatory.
Currency
Euro (EUR).

Why buy here

Why buy in Italy

Italy’s great houses are spread across the whole peninsula: the villas of Lake Como, the harbour of Portofino, the beach houses of Forte dei Marmi, the estates of Chianti and the Val d’Orcia, the cliffs of the Amalfi Coast and the granite coves of the Costa Smeralda. Each is its own market.

Italy applies a reciprocity test, which Americans meet, so US citizens buy on the same terms as Italians. On a resale from a private seller, registration tax is charged on the cadastral value, which on a prime villa can be a fraction of the price.

For wealthy movers, the flat tax on foreign income is now €300,000 a year for people moving from 1 January 2026. For hotels, tables and the coast, see our guide to luxury Italy.

Who can buy

Who can buy property in Italy

Reciprocity. Non-EU foreigners may buy freehold if their country grants Italians the same right. US citizens qualify, as do foreigners legally resident in Italy.

Pre-emption and protection. Farmland can be subject to pre-emption by neighbouring or tenant farmers, listed buildings can be pre-empted by the State, and building on the coast is tightly limited by landscape protection. Your notaio checks these before the deed.

Companies. You can buy through an Italian or foreign company, but first-home reliefs are lost and annual costs rise.

Best areas to buy

The best areas to buy in Italy

Indicative prices per square metre where a verified 2026 figure exists. In most of Italy’s prime markets, villas are priced by the property, not by the square metre.

Villa del Balbianello on its point, Lenno, Lake Como
Villa del Balbianello on its point, Lenno, Lake Como · Photo: Caroline Roose / Unsplash
Lombardy

Lake Como: Cernobbio, Bellagio, Tremezzo, Menaggio

Lakefront villas with gardens and boathouses, and strong American demand.

No verified figureNo per-square-metre figure could be confirmed for 2026.

Lake Como: Territory page →
Seafront villas above turquoise water, Portofino
Seafront villas above turquoise water, Portofino · Photo: Estera / Unsplash
Liguria

Portofino and Santa Margherita Ligure

Harbour villas above Portofino and the Riviera towns of Santa Margherita, Rapallo and Camogli.

About €25,000/m²Highest asking price. Engel & Völkers Waterfront ranking, 2026.

Portofino & the Ligurian Riviera: Territory page →
Blue beach cabanas, Forte dei Marmi
Blue beach cabanas, Forte dei Marmi · Photo: Claudio Poggio / Unsplash
Tuscany

Forte dei Marmi and Versilia

The beach-villa resort favoured by Italian and international families.

No verified figureNo per-square-metre figure could be confirmed for 2026.

Forte dei Marmi & Versilia: Territory page →
City skyline and the Duomo below the hills, Florence
City skyline and the Duomo below the hills, Florence · Photo: Joseph Quam / Unsplash
Tuscany

Florence, Chianti and the Val d’Orcia

Wine estates, restored farmhouses (casali) and palazzo apartments in Florence.

Priced per propertyCountry estates are valued as a whole, not per square metre.

Florence & Tuscany: Territory page →
Piazza Navona and Sant’Agnese from the rooftops at golden hour, Rome
Piazza Navona and Sant’Agnese from the rooftops at golden hour, Rome · Photo: Francesco Maria Achille / Unsplash
Lazio

Rome: Centro Storico and Parioli

Palazzo apartments in the historic centre and villas in Parioli.

No verified figureNo per-square-metre figure could be confirmed for 2026.

Rome: Territory page →
Grand Canal and Santa Maria della Salute, Venice
Grand Canal and Santa Maria della Salute, Venice · Photo: Tom Podmore / Unsplash
Veneto

Venice

Palazzo floors on the Grand Canal and quieter houses in Dorsoduro and on Giudecca.

No verified figureNo per-square-metre figure could be confirmed for 2026.

Venice: Territory page →
Cliffside town of Amalfi above turquoise water, Amalfi Coast
Cliffside town of Amalfi above turquoise water, Amalfi Coast · Photo: Tom Podmore / Unsplash
Campania

Amalfi Coast, Capri and Sorrento

Very scarce trophy villas in Positano, Ravello and on Capri.

No verified figureNo per-square-metre figure could be confirmed for 2026.

Amalfi Coast, Capri & Sorrento: Territory page →
Granite shore and clear water at Grande Pevero, Costa Smeralda, Sardinia
Granite shore and clear water at Grande Pevero, Costa Smeralda, Sardinia · Photo: Kamil Molendys / Unsplash
Sardinia

Porto Cervo and the Costa Smeralda

Villas on the Emerald Coast, from Porto Cervo to Porto Rotondo.

About €47,000/m²Highest asking price. Engel & Völkers Waterfront ranking, August 2026.

Costa Smeralda & North Sardinia: Territory page →
Capo Taormina and the Ionian coast below Taormina, Sicily
Capo Taormina and the Ionian coast below Taormina, Sicily · Photo: Maria Bobrova / Unsplash
Sicily

Taormina, Ortigia and Noto

Villas above the sea at Taormina and palazzi in Ortigia, Noto and Palermo.

No verified figureNo per-square-metre figure could be confirmed for 2026.

Sicily: Territory page →
The white town of Ostuni above its olive groves, Puglia
The white town of Ostuni above its olive groves, Puglia · Photo: Henrique Ferreira / Unsplash
Puglia

Ostuni, Fasano and the Valle d’Itria

Masserie, trulli and white-town houses among the olive groves.

Priced per propertyMasserie and estates are valued as a whole, not per square metre.

Puglia: Territory page →

Homes and settings

Homes and settings in Italy

Photographs to show the setting and style of homes; they are not listings for sale.

Stone terrace with geraniums over the Amalfi Coast, Ravello
Stone terrace with geraniums over the Amalfi Coast, RavelloPhoto: Mick Kirchman / Unsplash
Frescoed salon opening onto a lake balcony, Lake Como
Frescoed salon opening onto a lake balcony, Lake ComoPhoto: Debora Molteni / Unsplash
Villa with pool among the trees, Tuscany
Villa with pool among the trees, TuscanyPhoto: Nick George / Unsplash
Villa with gardens and cypresses from the air, Tuscany
Villa with gardens and cypresses from the air, TuscanyPhoto: Amine Kubranur Cakiroglu / Pexels

Developers

Leading developers and branded residences

How to buy

How to buy property in Italy, step by step

  1. Get a codice fiscale. Your Italian tax code, from the Agenzia delle Entrate or an Italian consulate. It is needed for any contract.
  2. Make a proposal. A proposta d’acquisto, usually through the agent.
  3. Sign the preliminary contract. The compromesso, with a deposit of commonly 10% to 30% as caparra confirmatoria: forfeited by a buyer who defaults, repaid double by a seller who does. It is registered within 20 days.
  4. Due diligence. The notaio checks title, mortgages, cadastral and planning compliance, pre-emption and the energy certificate. Your own lawyer and surveyor (geometra) are strongly advised, above all for historic villas.
  5. Sign the rogito. The final deed, before a notaio, which is mandatory. The notaio collects the taxes. If you do not speak Italian you need a sworn interpreter or a power of attorney.
  6. Registration. The notaio registers the deed and records it at the land and cadastral registers.

Timeline. About two to four months from compromesso to rogito.

Lawyers and lenders who serve foreign buyers can be listed on this page. To advertise, write to [email protected].

Taxes and fees

Taxes and fees in Italy

Buying
ItemRate or costNotes
Registration tax, resale from a private seller9% (minimum €1,000)On the cadastral value; plus €50 mortgage tax and €50 cadastral tax
First-home rate (prima casa)2%Not available for luxury categories A/1, A/8 and A/9
VAT, new build from the developer10%; 22% for A/1, A/8, A/9Plus registration, mortgage and cadastral taxes of €200 each
Owning and selling
ItemRateNotes
IMU (annual municipal tax)0.86% base, up to 1.06% or 1.14%On second homes and luxury main homes (0.5% for a luxury main home)
Rental income: cedolare secca21%Short lets: 21% on one property, 26% on the second; three or more short-let homes count as a business from 2026
Capital gains, held over five yearsNot taxableUnless Superbonus works finished less than ten years before the sale
Capital gains, within five yearsIncome tax rates or 26% substitute taxThe 26% is collected by the notaio
National wealth tax on propertyNone

Residency through property

Residency through property in Italy

See also residency and golden visas.

None for property

Investor Visa for Italy

A two-year visa, renewable for three, for non-EU investors. Real estate does not qualify:

  • €2 million in Italian government bonds
  • €500,000 in an Italian company, or €250,000 in an innovative start-up
  • €1 million in a philanthropic project
Open

Elective Residence Visa and the flat tax

The Elective Residence Visa is the main route for wealthy Americans: substantial passive income, no work in Italy, and a registered lease or deed of ownership. New residents can then elect the flat tax on foreign income: €300,000 a year plus €50,000 per family member for those moving from 1 January 2026, for up to 15 years.

Founding Partners

Founding Partners in Italy

Three places for Founding Partner Agencies and three for Developers in each Territory. Places are open.

Founding Partners →The Territories →

Questions buyers ask

Buying property in Italy: questions buyers ask

Can Americans buy property in Italy?

Yes. Italy applies a reciprocity test, which US citizens meet, so Americans buy on the same terms as Italians.

What tax do I pay when I buy a villa in Italy?

From a private seller, 9% registration tax on the cadastral value (minimum €1,000), plus €50 and €50. From a developer, VAT at 10%, or 22% for luxury categories, plus three €200 taxes.

Does buying property in Italy give a residence permit?

No. Italy has never offered residence for buying property, and the Investor Visa excludes real estate. Owning a home helps an Elective Residence Visa application.

How much is Italy’s flat tax for new residents?

€300,000 a year on foreign income, plus €50,000 per family member, for people who move their tax residence to Italy from 1 January 2026.

Is a notaio required?

Yes. The final deed must be signed before a notaio, who checks title, collects the taxes and registers the sale.

Where to stay while you look

Passalacqua

Selected by TheMediterranean.com · Moltrasio, Lake Como

View the Resort

Sources

Checked and sourced

Checked 31 October 2026. Rules and rates change; confirm with a qualified lawyer and tax adviser before you buy. TheMediterranean.com is not a real estate broker, agent or finder, and nothing here is legal, tax or immigration advice.

Official sources

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