Buying Property in Sardinia

Sardinia’s turquoise waters, white-sand beaches and laid-back lifestyle make it a dream destination for property buyers. Whether you’re after a luxury coastal villa, a rustic country house, or a charming apartment in a historic town, buying property in Sardinia can offer excellent value and a stunning lifestyle. But as with any property purchase in Italy, the process is complex – and the risks are real if you go it alone.

In this guide, we’ll walk you through the steps, highlight potential pitfalls, and explain why working with a specialist real estate attorney is key to a smooth and secure transaction.

Step 1: Understand the Market Before Buying Property in Sardinia

Sardinia offers a wide range of real estate opportunities, from glamorous spots like Porto Cervo in Costa Smeralda to peaceful inland villages like Bosa or Oliena.

Prices vary dramatically between regions. Coastal properties are generally more expensive, especially in high-demand tourist areas, while inland homes tend to be more affordable and spacious.

Before buying, ask yourself:

– Will you live in the property year-round or only seasonally?
– Are you interested in renting it out?
– Do you prefer a move-in-ready home or are you open to renovations?

Also, be aware that some properties in Sardinia – especially rural or historic homes – may have legal or structural issues. This makes early due diligence absolutely essential.

Step 2: Work with Trusted Professionals When Buying Property in Sardinia

A reliable real estate agent and your own legal advisor are your two most important allies in this process.

How to Spot a Reputable Real Estate Agent

When buying property in Sardinia, look for agents who:

– Have registration with the Camera di Commercio (Chamber of Commerce)
– Hold a valid license (agente immobiliare abilitato)
– Provide clear, written contracts and commission structures
– Are open to collaboration with your attorney
– Communicate clearly and professionally in your language

Be cautious if an agent pressures you to skip legal steps or rush the decision. A trustworthy agent will support transparency and protect both parties’ interests.

Why You Need a Specialist Real Estate Attorney

Italian property law is intricate, and regional differences – like those in Sardinia –can catch foreign buyers off guard. A specialist real estate attorney protects your investment and ensures that all legal elements are verified and compliant.

Step 3: Legal Due Diligence When Buying Property in Sardinia

Due diligence is more than a formality – it’s the be all and end all of safeguarding your investment. Your attorney will:

– Confirm the seller has legal ownership and the right to sell
– Check for debts, mortgages, or liens on the property
– Verify planning and zoning compliance
– Ensure property boundaries match land registry records
– Review any building permits or historic restrictions

Real Examples of Legal Pitfalls in Sardinia

– One buyer unknowingly purchased a coastal home that had been illegally expanded. Local authorities later ordered the demolition of the unauthorized section.

– Another buyer purchased a property listed as “renovated,” only to find the renovations lacked the required permits – and couldn’t be legalized.

– A rural buyer later discovered that part of their land was subject to agricultural use restrictions, limiting their ability to develop it.

– In a heritage zone, a buyer purchased a historic home but hadn’t been informed it required special restoration standards and pre-approval from cultural authorities.

– A buyer agreed to purchase a country house from what they believed was a single seller. After the offer was signed, it emerged that the property had multiple heirs – some of whom had not consented to the sale. The process stalled for over a year while the inheritance matter was resolved through the courts.

– A couple near Alghero bought a home and soon faced a boundary dispute when a neighbor claimed ownership of an olive grove wrongly included in the sale.

– A buyer near Nuoro purchased farmland unaware it was under emphyteusis – an old leasehold still binding them to annual fees and restrictions on resale.

– Another buyer acquired a rural plot and soon discovered that a neighbor had been farming it for decades. The neighbor claimed legal possession through adverse use (usucapione).

– One beachside property included a scenic path later revealed to be a public right of way – preventing the new owners from fencing or restricting access.

These issues are common in Sardinia, especially in rural or older properties. With the right legal support, you can avoid expensive surprises.

Step 4: Make a Reservation Offer – “Proposta di Acquisto”

Once you’ve found the right property and your attorney has carried out all the basic checks, you can make a proposta di acquisto (reservation offer). This is a formal document stating your intent to buy, including the offered price, time frame, and key conditions.

If the seller accepts, both parties sign the offer and the buyer typically pays a small deposit. This agreement becomes legally binding. Your attorney will ensure the offer is properly drafted to protect your interests.

Step 5: Sign the Preliminary Contract (Compromesso)

After due diligence and acceptance of the offer, you and the seller sign the preliminary contract (compromesso). This includes:

– Full property details
– Agreed purchase price
– All relevant purchase conditions and payment terms
– Deadlines
– Penalty clauses

You will need to pay a larger deposit – usually 10% to 20% of the purchase price – at this stage. If the buyer backs out without legal reason, the deposit is forfeited. If the seller withdraws, they owe the buyer double the deposit. This contract must be legally sound, and your attorney plays a critical role in ensuring that.

Step 6: Final Signing – The Notary’s Role When Buying Property in Sardinia

You will need to sign

You will need to sign the final deed (rogito) in front of a notary (notaio), a state-appointed official responsible for:

– Confirming the legality of the transaction
– Ensuring all taxes and fees are paid
– Registering the sale with public authorities

However, the notary must remain impartial and cannot provide legal advice to either party. This surprises many foreign buyers, who assume the notary will act on their behalf. Only your attorney can protect your interests, review the deed, and ensure the final terms match the preliminary agreement.

Finally …

De Tullio Law Firm is a leading choice for international clients buying property in Sardinia. With six decades of experience in Italian real estate law and inheritance matters, our law firm provides:

– In-depth legal due diligence
– Bilingual legal representation
– Seamless communication between all parties
– Tailored support for foreign buyers, from first contact to final deed

Whether you’re purchasing a vacation home or an investment property, De Tullio Law Firm ensures your transaction is legally secure and stress-free.

Ready to find your perfect Sardinian property? Contact us today for a free preliminary consultation. We are right beside you. Let us guide you through the entire property buying process with clarity and confidence.