Acquisto di immobili in Italia | Assistenza legale per la guida degli investitori da parte di cittadini statunitensi

Q: How to estimate the price and yield?

Consult the official OMI quotations by zone and type and compare them with the market and rents. Also, evaluate renovation costs and local tourist demand.

Q: How is rental income taxed in Italy?

Rents contribute to income in Italy; the cedolare secca (substitute tax regime) is possible for residential property. Check any local requirements for short-term rentals.

Q: Must I declare the property owned in Italy in the US?

Yes. It falls under foreign asset and income obligations for U.S. tax reporting.

By Irene Damiani | News, Real Estate | 7 October, 2025

Italy offers a mature real estate market with a wide choice, ranging from highly liquid cities (Milan, Rome) to premium areas with strong international appeal (Tuscany, Lake Como, Lake Garda in Lombardy) and regions offering an excellent value-for-money ratio (Sicily, Puglia, Piedmont). For US investors seeking portfolio diversification in Euros, the combination of legal stability, notarial protection, and potential rental yields (traditional or tourist) makes buying a home in Italy a credible and defensive wealth strategy.

How to buying Real Estate in Italy | Legal Assistance for US citizens

Key Advantages of the real estate in Italy::

Strong Currency (EUR) and real asset to hedge against local inflation.
Robust Legal Protection via the public notarial deed and centralized land registries.
Differentiated local markets useful for balancing yield and risk (urban centers vs. second homes).
Opportunities to integrate the investment with renovation and value enhancement projects.

Italy property legal requirements buying real estate in Italy

In Italy a notary is legally required to finalize any real estate purchase. The notary will draft and register the deed of sale (<i>rogito notarile</i>) and perform checks to ensure the transaction is lawful.The preliminary contract (also called a “compromesso”) is a fully-fledged contract that obliges both parties to sign the definitive contract. The obbligatory for the purchase or sale of a property you will need to involve a notary also for citizen US.

Deepen your strategic advice: Legal Assistance for Property Purchase in Italy · International Tax Consulting for Investors – Real Estate Consulting for Secure Investments in Italy. Contact Our Firm.

How US Citizens Can Legally and Safely Buy Property in Italy

The Italian legal system allows non-EU foreigners to purchase real estate based on the condition of reciprocity between Italy and the US. Practically, if an Italian citizen can buy property in the US, an American citizen can buy in Italy. This system also protects against the risk of double taxation of income generated by real estate purchased in Italy.Reciprocity for the US is established by agreements with the Ministry of Foreign Affairs and International Cooperation (MAECI), meaning a US citizen can buy property in Italy under the same legal conditions as non-residents.

6 Steps to Buying a Home in Italy: Data, Prices, and Transparency

After consulting a lawyer for Italian notary and compliance support for the real estate sector, and avoiding 5 legal mistakes that American investors in Miami can make, this 6 Steps to Buying a Home in Italy: Data, Prices, and Transparency

1. Tax Residency in Italy – Residence Permit in Italy – Italian Citizenship

Purchasing a property as a US citizen does not require tax residency in Italy. However, residency can be obtained without being an Italian citizen. Residency in Italy provides discounts on tax rates and benefits, such as exemptions from taxes on primary residences. Furthermore, purchasing a property in Italy may entitle a US citizen to an EU residence permit. Finally, it is important to note that residency in Italy does not confer Italian citizenship on the US citizen purchasing a property in Italy.

2. Market Valuation and Data Transparency

To correctly estimate market values, rental rates, and yields, it is advisable to use official sources and public databases:

Official Quotations by Zone: Osservatorio del Mercato Immobiliare (OMI) – Italian Revenue Agency (Agenzia delle Entrate).
Real Estate Sector Statistics and Reports.

3. Compare Official Values and Market Requests

Compare the OMI values with the prices listed in property advertisements and local renovation costs. In areas like Lombardy (Como, Garda) and Tuscany, the price often includes a “territorial brand” premium; in Sicily and Puglia, you may find potentially higher prices for tourist rentals due to seasonality and greater operational management.

4. Where to Invest

The best areas of interest for US investors are:

Lombardy (Milan, Lake Como, Lake Garda): High liquidity, international demand, and excellent value retention.
Tuscany: Characterized by high-end second homes and agritourism, with a consolidated international market.
Piedmont (Turin and Langhe): Residential opportunities and prestigious food and wine tourism offerings.
Sicily (Palermo, Trapani, Catania, Syracuse, Ragusa): Good price per sqm ratio, growing tourism, and pristine territory.
Puglia (Bari, Lecce, Salento): International appeal and high-quality property subdivisions.

5. Pre-Acquisition Due Diligence and Investor Protection

Our team of lawyers and technical experts ensures all legal, notarial, financial, and urban planning verifications of the property before purchase. The Italian legal system offers extensive safeguards for the investor through: Legal, Urban and Tax Due Diligence for USA buyers”

Public Notarial Deed of Sale (atto di compravendita).
Notary’s Verification of identity, ownership, any mortgages, pending charges, and property registration.
Third-party Enforceability of Ownership through transcription in the Land Registries (registri immobiliari).

Before depositing earnest money or signing proposals, we recommend:

Checks on the Land Registry (Catasto), Land Records (Conservatoria), floor plans, and building compliance.
Control of Restrictions, Mortgages, and Foreclosures.
Verification of condominium fees and utility system status.

6. Tax Planning: Purchase, Ownership, and Rental Income

A US investor buying in Italy must consider:

Taxes on Purchase (registration/VAT, mortgage, cadastral taxes) and notarial fees.
Recurring Local Taxes (IMU/TARI, where due).
Taxation of Rental Income in Italy (including the optional cedolare secca for residential).
Any US obligations regarding foreign assets and foreign income.

Essential Documents Checklist: Required for US Citizens to Buy Property in Italy

The purchase of property in Italy by US citizens requires certain documents to sign a preliminary purchase agreement (compromesso). Prepare this checklist of necessary documents to buy a home in Italy (US citizens). It will help you avoid delays and smoothly pass due diligence and anti-money laundering checks.

1) Buyer’s Personal Documents

Valid Passport.
Italian Tax Code for Foreigners (Codice Fiscale) – essential for any deed and bank account opening. (How to obtain the Tax Code for foreigners – Agenzia delle Entrate.)
Resident Permit Italy for investment UE (if already resident in Italy, not required if buying as a non-resident).
Marital status and property regime (e.g., marriage certificate or property convention) if relevant to the deed.

2) Financial and Anti-Money Laundering Documents

Italian bank details (IBAN) for traceable payments (deposit/balance, taxes, fees).
Proof of the Legitimate Origin of Funds (bank statement, documents on divestments/sales, foreign transfers): the lawyer must perform the appropriate due diligence pursuant to Legislative Decree 231/2007.
Any mortgage approval/pre-approval and income documentation, if seeking financing.

3) Remote Signing and Translations

Special Power of Attorney (Procura Speciale) (if you cannot be present): signed in the US, with Apostille (Hague Convention 1961) and certified translation into Italian if drafted in English.
Interpreter during the deed, if you do not understand Italian; or a bilingual deed (rogito bilingue).

4) Property Documents (Provided by the Seller, Subject to Verification)

Deed of Origin (sale deed, succession, donation) and continuity of transcriptions.
Updated mortgage and cadastral surveys, floor plans compliant with the current state of the property.
APE – Energy Performance Certificate.
Usability Certificate (Certificato di Agibilità) (where available) and system conformity (electrical/gas).
Condominium regulations and administrator’s clearance on fees/arrears.
CDU – Urban Planning Certificate (Certificato di Destinazione Urbanistica) (if buying land or buildings with relevant appurtenances).

5) Fiscal Profile and Related Compliance

Evaluation of “first house” (if you transfer residency within 18 months) vs. “second house” for IMU and deed taxes.
If you plan for short-term rentals, check local requirements and any regional/municipal identification code post-purchase.

For a complete framework: Cross-Border Tax Planning Italy-USA · Request a Preliminary Call

Frequently Asked Questions for US Investors Seeking Legal Assistance for Property Purchase in Italy

Can a US citizen legally buy a house in Italy? Yes. Italian law allows non-EU foreigners to buy property if the condition of reciprocity applies. For the United States, reciprocity is met, so the purchase is permitted.
Is residency in Italy required for the purchase? No. Residency is not a requirement to buy a house in Italy. However, it affects allowances and taxes (e.g., “first house”) and buying a house in Italy does not give the right to citizenship, but only to a residence permit.
What are the standard phases of the sale? Property search → purchase proposal → preliminary agreement (compromesso) with deposit → notarial deed (rogito) and transcription. The notary verifies titles, mortgages, identities, and registers the deed.
What is the principle of reciprocity and who verifies it? It is the rule that the foreigner can perform the act if an Italian can perform the equivalent in their country. Practical verification is managed by the notary and the legal counsel handling the transaction. Details: MAECI – Reciprocity.
What documents are needed to buy? Passport, Italian Tax Code, bank details/justification of funds (anti-money laundering), optional power of attorney if signing remotely; property documents (title, surveys, APE, etc.).
How to estimate the price and yield? Consult the official OMI quotations by zone and type and compare them with the market and rents. Also, evaluate renovation costs and local tourist demand.
What taxes are paid on purchase in Italy? Depending on the case: Registration Tax (or VAT if the seller is a company), plus mortgage and cadastral taxes; notarial and mediation fees.
What recurring taxes apply to ownership (IMU/TARI)? Second homes pay IMU (municipal rate based on cadastral value) and TARI (waste tax). The “main residence” is exempt from IMU if the requirements are met.
How is rental income taxed in Italy? Rents contribute to income in Italy; the cedolare secca (substitute regime) is possible for residential property. Check any local requirements for short-term rentals.
Must I declare the property owned in Italy in the US? Yes. It falls under foreign asset and income obligations.
How to avoid double taxation between Italy and the US? The rules of the treaties and the two legal systems apply. Generally, taxes paid in Italy on property income can be credited in the US, according to current regulations.
Can I buy without being physically in Italy? Yes, via a notarial power of attorney (to be signed in the US with Apostille and, if required, certified translation). The use of an interpreter is possible during the deed.
Is it advisable to open an Italian bank account? Yes, it is useful for traceable payments (price, taxes, utilities) and for the deed. Many banks open non-resident accounts with a passport and Tax Code.
Which areas are best to invest in (Tuscany, Lombardy/Como-Garda, Sicily, Puglia, Piedmont)? In “prime” areas (Milan, Como, Garda, Tuscany), there is greater liquidity and value retention; in Sicily and Puglia, the entry ticket is often lower, and the potential yield is higher. For prices, consult OMI – Quotations.
Who protects me during the transaction? The Notary guarantees the legality and publicity of the deed; a bilingual lawyer manages due diligence, clauses, and negotiation. This combination maximizes the protection of the foreign investor.