Buying Property in Italy
A Step-by-Step Guide to Turn Your Italian Dream into Reality with Domus Lucca
Your Exclusive Step-by-Step Guide
From investment to management, we are by your side every step of the way.
Italy is more than just a destination; it’s a lifestyle. Whether you are looking for a historic retreat nestled in the Tuscan hills or a strategic real estate investment in our vibrant cities, our goal is to make your buying journey secure, transparent, and stress-free.
A Secure and Transparent Process
Purchasing a property in Italy, especially in the heart of Tuscany, is an exciting journey that requires a clear understanding of local procedures. Domus Lucca is here to guide you through every step, ensuring full legal compliance and peace of mind.
1. the Essential First Steps
Before starting your search, every foreign buyer must complete two essential tasks. We will assist you with the fundamental administrative requirements:
Tax Code
- (Codice Fiscale): Your Italian tax identification number, mandatory for every contract.
Italian Bank Account
- Italian Bank Account: Essential for managing payments, taxes, and the future direct debit of utility bills.
2. The Role of the Real Estate Agent in Italy
In Italy, the real estate agent acts as a neutral mediator between the parties.
Commission: Unlike in many other countries, the agent is compensated by both the seller and the buyer.
Agency Collaboration: Agencies may work with exclusive or non-exclusive listings. It is common for agencies to collaborate: the agency representing the seller works with the agency representing the buyer. In this case, each party pays the commission to their respective agent.
If you choose to search with us, we will manage all relations with other agencies, ensuring your interests are fully protected.
You will have a dedicated Domus Lucca consultant who will coordinate all viewings and negotiations, optimizing your time.
3. The Purchase Proposal and the Deposit
Once you find your ideal home, the buying process starts with a formal written offer: the Purchase Proposal (Proposta d’Acquisto), and the payment of a Caparra Confirmatoria (a confirmatory deposit that acts as a legal guarantee).
Caparra Confirmatoria (Security Deposit): Upon signing the proposal, the buyer pays a deposit. If the offer is accepted and the buyer withdraws, they lose the deposit. If the seller withdraws, they must pay the buyer double the deposit amount.
Registration: Upon acceptance, the purchase offer transforms into a preliminary sale agreement, requiring mandatory registration with the Revenue Agency within a 30-day period. Domus Lucca provides full support to the buyer for this registration.
4. Technical Verifications:
The Technical Report
In Tuscany, it is essential practice to provide an Integrated Technical Report (Relazione Tecnica Integrata – RTI) drafted by a licensed surveyor (geometra) or architect. This document certifies the property’s full compliance with urban planning and land registry regulations, a fundamental requirement for the Notary and the legal validity of the deed.
Usually, this report is prepared by a technician (Geometra or Architect) hired by the buyer.
Our Support: At your request, Domus Lucca can provide a trusted technician to conduct all Urban Planning and Land Registry (Catasto) checks and draft the final report for the Notary.
5. The Notary and Closing Costs
In Italy, the transfer of ownership must be formalized in front of a Notary (Notaio).
Choosing the Notary: The choice of the Notary lies solely with the Buyer.
Costs: Notary fees and purchase taxes (stamp duty, etc.) are entirely the responsibility of the Buyer.
“Prima Casa” (First Home) Tax Benefits: Foreign buyers can also benefit from significantly reduced tax rates if they intend to establish their residency in the property they are purchasing.
6. Our Exclusive Services
Do you have a specific vision but limited time? Domus Lucca offers a dedicated Property Finding service. We search the entire market for you, filtering the best opportunities—even from other agencies—acting as your single, trusted point of contact.
Our relationship doesn’t end at the closing. We can assist you with:
Renovations & Interior Design: Project management for renovations and sourcing local furniture and decor.
Rental Management: If you are buying as an investment, we handle finding vetted tenants and managing the property on your behalf.
“Beyond finding a home, we seek the place where your Tuscan dream takes root.
We are more than just real estate agents; we are your partners in making your dream of a life in Tuscany a reality.”
— Monia Melis, Domus Lucca
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Frequently Asked Questions
Monia is recognized by everyone – clients, developers, vendors, and industry professionals – for her unique talents, creative drive, and diligence in assisting buyers and sellers in one of the most scenic and fulfilling places, Lucca.
- Obtain a Codice Fiscale (Tax Code): This unique ID is mandatory for all legal and contractual acts in Italy, including utility connections and the final deed of sale.
- Open an Italian Bank Account: While not strictly required by law, it is highly recommended for transferring funds, paying taxes, and setting up future utility bills via direct debit.
- If the buyer backs out, the seller keeps the deposit.
- If the seller backs out, they must pay the buyer double the amount of the deposit received.
- Urbanistic Compliance: That the property was built or modified according to legal permits.
- Catastatal Correspondence: That the official floor plans match the actual state of the house. This is a fundamental requirement for the Notary to proceed with the sale.
- Buying from a Private Individual: Taxes are based on the “cadastral value.” For a primary residence (Prima Casa), the registration tax is 2%, while for a second home, it is 9%.
- Buying from a Developer: You will pay VAT (IVA), which is 4% for a primary residence and 10% for a second home.
- Purchase Offer (Proposta d’Acquisto): You sign a written offer accompanied by a deposit check (caparra).
- Preliminary Contract (Preliminare): Once the seller accepts, the offer becomes a legally binding contract for both parties.
- Final Deed (Rogito): The final sale is signed in front of a Notary.