Moving to Italy

Relocating to Italy is exciting—but it can be complicated. These articles cover everything you need for a smooth transition.

Visa and Residency
Learn about visa options, residency permits, and how to navigate Italian bureaucracy with ease.

Housing and Property
Find out how to rent or buy property, from city apartments to countryside villas.

Cultural Integration
Master Italian customs, language basics, and daily life to feel at home faster.

Financial and Tax Planning
Get expert tips on managing finances, opening bank accounts, and understanding Italian taxes.

Expat Lifestyle
Explore healthcare, education, and local services to make life in Italy easier.

From paperwork to everyday living, we provide the tools to start your Italian adventure confidently.

Guide to Buying Property in Italy

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Buying property in Italy is a dream for many – from charming countryside villas to historic city apartments, the Italian real estate market offers something for everyone. However, navigating the Italian property purchase process can be complex, especially when it comes to legal requirements. To help you avoid costly mistakes and secure your ideal Italian home, this guide to buying property in Italy will walk you through the key stages of the process, offering expert tips to ensure a smooth and stress-free experience.

Why Legal Knowledge Matters When Buying Property in Italy

Once you find an Italian property that you want to buy, carefully considering the legal implications is essential. Whether you purchase through a real estate agent or directly from a vendor, having a solid understanding of Italian property law is key to avoiding pitfalls.

Engaging the services of an experienced Italian property attorney will protect your interests throughout the purchase process. Italian property transactions proceed through three key stages:

1. Proposta Irrevocabile d’Acquisto (Reservation Offer)
2. Contratto Preliminare di Vendita (Preliminary Contract)
3. Atto di Vendita (Deed of Sale)

This guide to guying property in Italy explores each stage in detail so you know exactly what to expect when buying property in Italy.

Stage 1: Proposta Irrevocabile d’Acquisto (Reservation Offer)

The first step in the Italian property purchase process is signing the Proposta Irrevocabile d’Acquisto (Reservation Offer). This document shows your commitment to buy the property and temporarily removes it from the market.

How It Works

– When buying through a real estate agent, the reservation offer is standard practice.
– If you purchase directly from the vendor (private sale), the reservation offer is not always used.
– It is highly advisable to consult an attorney to understand the legal implications of using (or not using) a reservation offer.

By signing the reservation offer, the seller agrees to give you exclusive rights to purchase the property for a fixed period – usually 15 days. During this time:
– Your attorney will conduct due diligence to confirm the property is free of debts, mortgages, and legal claims.
– You will typically pay a small deposit, which is held by the estate agent or attorney until the seller accepts the offer.

If the seller accepts the offer, they will apply the deposit toward the purchase price. However, if the seller rejects it, they will return your deposit.

It is important to highlight that the reservation offer becomes legally binding once both parties sign it. After this, the next step is to draw up a Preliminary Contract.

Stage 2: Contratto Preliminare di Vendita (Preliminary Contract)

The Preliminary Contract is a critical step in the process of buying property in Italy. Despite its importance, some real estate agents or sellers may suggest bypassing this step – but this could be a costly mistake.

Why the Preliminary Contract Matters

The Contratto Preliminare di Vendita formalizes the terms and conditions of the sale, including:
– The agreed purchase price
– Payment terms
– Completion date
– Legal protections for both buyer and seller

Deposit and Legal Consequences

At this stage, you will be required to pay a deposit (known as a caparra confirmatoria) — typically 10 percent of the purchase price.
– If you back out of the contract without a valid legal reason, you forfeit your deposit.
-If the seller withdraws, they must refund your deposit in full. Additionally, you have the right to claim double your deposit through the Italian courts if you can prove that you have suffered losses.

A public notary (a state-appointed official) will oversee the transaction and ensure compliance with Italian property law. However, the notary is impartial and will not act in your best interests – that is why having your own attorney is essential.

Always have an independent attorney review the preliminary contract to protect your interests and avoid hidden risks. The preliminary contract also sets the date to finalize the conveyance in front of the public notary.

Stage 3: Atto di Vendita (Deed of Sale)

The final step in the process of buying property in Italy is signing the Atto di Vendita (Deed of Sale). This legally transfers ownership of the property to you.

What Happens During the Deed of Sale

– The deed of sale is prepared by the public notary and must be written in Italian.
– If you do not speak Italian, a sworn translator must translate the document. However, the Italian version will prevail in case of legal disputes.
– The notary will read and explain the contract in front of both parties or their legal representatives.

Finalizing the Purchase

Once the deed of sale is signed:
– The balance of the purchase price is paid.
– The keys are handed over to you.
– The notary will register the new ownership at the local land registry.

If you cannot attend the signing in person, you can grant a power of attorney to your attorney, who can sign on your behalf. Registration at the land registry takes approximately one month. After that, your attorney can collect and securely store the title deeds for you.

Why You Need an Attorney When Buying Property in Italy

A public notary ensures the transaction follows Italian property law, but by law, they cannot represent you. Notaries must remain impartial in real estate transactions. Only an independent attorney will act in your best interests, offering legal advice and safeguarding your investment.

By engaging an attorney from the outset, you will have expert guidance through:
– Due diligence
– Contract negotiation
– Tax and legal requirements
– Final registration

Without the protection of an attorney, you risk running into legal issues that could delay or jeopardize your purchase.

Finally …

This guide to buying property in Italy provides you with the essential information you need to confidently navigate the process. With the right legal support, you can turn your Italian property dream into a reality. Buying property in Italy can be a rewarding experience – but only if you take the right legal precautions. From the reservation offer to the deed of sale, having a professional attorney by your side ensures that your interests are protected every step of the way.

At De Tullio Law Firm, we make buying your Italian property a smooth and stress-free process. We have been providing expert legal advice to international clients 60 years.

Get in touch today for a free preliminary consultation or to learn more about our tailored services. For more in-depth insights, download the full version of this guide to buying property in Italy as a convenient PDF for future reference.

When it comes to buying property in Italy, we are right beside you all the way.

Prime Locations in Italy to Buy Property

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Italy remains one of the most desirable destinations for property buyers worldwide. Its rich cultural heritage, stunning landscapes, and exceptional quality of life continue to attract individuals seeking either a dream home or a strategic investment. From sun-soaked coastlines to rolling countryside, Italy offers prime locations in Italy that cater to a variety of tastes and lifestyles. Below are some of the most sought-after areas to consider when purchasing property in Italy.

If you are considering buying property in Italy, contact us for a Free primary consultation. 

Tuscany: Timeless Elegance

Tuscany is synonymous with rolling hills, vineyards, and medieval towns. It appeals to buyers seeking a tranquil retreat while maintaining convenient access to cultural hubs like Florence and Siena. Chianti, in particular, is renowned for its wine production and offers a harmonious blend of rustic charm and modern luxury. Property prices vary across the region, with countryside farmhouses and carefully restored villas being especially desirable. This region remains a timeless choice for those seeking both beauty and cultural richness.

Lake Como: Lakeside Luxury

Lake Como continues to attract international buyers looking for exclusive properties with breathtaking views. The region offers a diverse mix of historic villas and contemporary residences. Towns such as Bellagio and Menaggio remain especially sought-after, offering a blend of picturesque charm and modern amenities. While property prices here rank among the highest in Italy, the area’s prestige and natural beauty ensure lasting value and strong investment potential.

The Italian Riviera: Coastal Beauty

The Italian Riviera, particularly areas like Portofino and Cinque Terre, offers stunning coastal properties that appeal to those seeking both luxury and natural beauty. This region is known for its picturesque seaside villages and pleasant Mediterranean climate. Properties along the Riviera range from elegant seaside apartments to spacious luxury villas. Due to consistently high demand, property values in this region remain robust, making it a prime location for long-term investment.

The Amalfi Coast: Iconic Mediterranean Splendor

The Amalfi Coast is one of Italy’s most iconic and breathtaking destinations, making it a prime location for property investment. With its dramatic cliffs, colorful villages, and panoramic sea views, this UNESCO-listed coastline offers an unparalleled blend of natural beauty and luxury. Towns such as Positano, Ravello, and Amalfi are highly sought after, with properties ranging from historic villas to elegant modern residences. Due to its global appeal and limited availability, real estate on the Amalfi Coast commands high prices but promises strong long-term value and exclusivity.

Puglia: Undiscovered Gem

Puglia, situated in southern Italy, is gaining increasing popularity due to its affordability and distinctive charm. Known for its whitewashed towns, olive groves, and crystal-clear waters, Puglia offers a relaxed and authentic lifestyle. Areas such as Ostuni and Lecce attract buyers interested in unique character properties, including the iconic trulli (traditional stone houses). This region provides a more cost-effective option while offering stunning scenery and a slower pace of life.

Rome: Eternal City Appeal

Rome remains a top destination for buyers seeking a dynamic blend of history and contemporary living. Central neighborhoods like Trastevere and Monti are particularly attractive due to their vibrant atmospheres and historical significance. Whether you are looking for an elegant apartment or a historic townhouse, Rome offers a wide range of property options. The city’s global allure and enduring appeal make it a stable and promising long-term investment.

Legal Aspects of Buying Property in Prime Locations in Italy

Navigating the legal framework when purchasing property in Italy requires careful attention to detail. Property transactions in Italy involve intricate regulations, including due diligence, contract preparation, and tax compliance. Engaging a specialized property lawyer is essential to ensure all legal requirements are met and to protect your interests throughout the process. An experienced lawyer will conduct comprehensive title checks, review contracts, and guide you through each step of the transaction, helping you avoid potential legal risks and complications. This professional support is invaluable in securing a smooth and successful purchase.

Finally…

Italy offers an array of prime locations for property buyers, from the timeless elegance of Tuscany to the exclusive luxury of Lake Como. Each region provides unique advantages, whether your goal is a personal retreat or a sound investment. Understanding the legal requirements and navigating the complexities of property transactions are crucial for a smooth purchasing experience. By partnering with an experienced legal team, you ensure a secure transaction and gain peace of mind throughout the process. If you are considering buying property in Italy, contact us for a Free primary consultation. 

Buy a House in Abruzzo: Italy’s Hidden Gem

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Abruzzo, located in the heart of Italy, is a region often overlooked by tourists. However it is rich in charm, stunning landscapes, and a rich cultural heritage. If you’re considering buying a house in Abruzzo, whether for investment or to make it your new home, this region offers incredible opportunities. Let’s explore why Abruzzo is the perfect place to buy property and how you can navigate the process with ease.

If you’re ready to buy a house in Abruzzo, contact us for expert guidance every step of the way.

Why Choose Abruzzo to Buy a House?

Abruzzo is a hidden gem with much to offer. Not only is it home to beautiful mountains and sandy beaches, but it also provides a unique blend of tranquility and proximity to Italy’s capital, Rome. Located just 50 km from Rome, it offers the best of both worlds—a peaceful, picturesque lifestyle with easy access to urban amenities.

Real estate prices in Abruzzo are generally more affordable compared to other famous Italian regions like Tuscany and Lazio. You can find charming country houses starting at around 100,000 euros, while a seaside villa can cost anywhere from 200,000 to 500,000 euros. The exact price depends on the location and property characteristics, so it’s best to consult local real estate agents for up-to-date listings.

The Process of Buying a House in Abruzzo


Buying a house in Abruzzo involves three main steps: making an offer, signing a sales agreement, and finalizing the deal with a deed of sale. Here’s a breakdown of each stage:

1. The Offer to Purchase (“Proposta di Acquisto”)

Once you’ve found the property you want to buy, it’s time to make an official offer. This document informs the seller of your intention to purchase the property under the outlined terms. It’s a legally binding step that commits you to proceed with the transaction if accepted.
Before submitting the offer, it’s crucial to check the property’s documentation. Ensure the property complies with all urban and cadastral regulations, check its energy performance, and verify any tax liabilities. A lawyer can help ensure all aspects are in order before you commit.
Once the seller accepts your offer, you’ll typically make a deposit to the seller. If the deal doesn’t go through, you may lose this deposit. The seller will also take the property off the market.

2. The Sales Agreement (“Contratto Preliminare di Compravendita”)

This agreement sets the terms for the final sale, including the price and payment conditions. It’s a vital step to ensure both parties are aligned before proceeding to the final deed. The sales agreement also includes details like timelines and any contingencies that may apply to the sale.

3. The Final Deed of Sale (“Rogito Notarile”)

The final step in purchasing a property is the notarial deed of sale. At this stage, the buyer pays the remaining balance, either directly to the seller or through the notary’s account. After payment, the notary officially transfers ownership, and you receive the keys to your new home.

If you’re not fluent in Italian, it’s required to have an interpreter present at the signing. A bilingual lawyer can act as both your legal advisor and interpreter, saving you time and money.

Key Considerations When Buying a House in Abruzzo


While buying a house in Abruzzo can be a straightforward process, it’s essential to take certain precautions to avoid any pitfalls:


Work with a Professional Real Estate Agent: A qualified agent who is registered with the local chamber of commerce can help you find the perfect property and guide you through the process.


Hire a Specialized Lawyer: Consulting a lawyer who understands Italian real estate law is critical to protect your investment and ensure a smooth transaction.

Conduct Thorough Due Diligence: Always inspect the property and review all related documents, including titles, permits, and floor plans. This will ensure the property is free from legal or structural issues. Also, remember that Abruzzo is prone to seismic activity, so it’s especially important to perform legal and technical checks.

Factor in Additional Costs: Besides the property’s purchase price, account for taxes, notary fees, real estate agent commissions, and ongoing maintenance costs. These can add up, so it’s essential to budget accordingly. By following these precautions and working with the right professionals, you can confidently buy a house in Abruzzo and enjoy everything this beautiful region has to offer.


By following these precautions and working with the right professionals, you can confidently buy a house in Abruzzo and enjoy everything this beautiful region has to offer.

Finally…

Buying a house in Abruzzo can be an exciting and rewarding experience. By following the outlined steps and ensuring all legal and procedural aspects are in place, you can secure your dream property in this picturesque Italian region.

At De Tullio Law Firm, we have over 55 years of experience handling real estate transactions across Italy. If you’re ready to buy a house in Abruzzo, contact us for expert guidance every step of the way.

Buying Property in Italy as a US Citizen

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Imagine waking up to the rolling hills of Tuscany or the sparkling waters of the Amalfi Coast—all from the comfort of your own Italian home. Buying property in Italy as a US citizen is an exciting opportunity, but the process involves unique legal and bureaucratic steps that require careful navigation.

Want expert legal guidance? Contact De Tullio Law Firm for a free consultation and make your Italian property dream a reality.

In this guide, we’ll cover the key legalities, financial considerations, and essential professionals who can help you successfully purchase property in Italy.

Can a US Citizen Buy Property in Italy?

Yes! Italy allows Americans to buy property thanks to the principle of reciprocity: since Italians can buy property in the US, Americans can do the same in Italy. You can purchase as an individual or through a US-based company.

However, keep in mind that owning property in Italy does not grant you automatic residency. If you plan to stay long-term, you’ll need to apply for a visa or residency permit separately.

Understanding Italy’s Property Laws: National vs. Regional Regulations

Italian property law operates at two levels:

  • National law governs contracts, ownership rights, and the overall transaction process.
  • Regional and municipal laws regulate zoning, building permits, and urban planning rules.

This means that while the legal framework is consistent across the country, local rules can affect renovation possibilities, land use, and property modifications. Researching local regulations before purchasing is essential.

Key Professionals Involved in Buying Property in Italy

Unlike in the US, where real estate agents primarily represent the buyer or seller separately, the Italian system requires additional diligence. Here’s who can help:

  1. Real Estate Agents

Italian real estate agents often represent both the buyer and seller, which means they are not solely advocating for your best interests. To ensure unbiased advice, consider hiring an independent consultant.

  1. Real Estate Attorneys (Highly Recommended!)

While not legally required, hiring a real estate attorney can protect you from costly mistakes. An attorney can:

  • Conduct due diligence to ensure the property has no legal issues.
  • Review and draft contracts.
  • Represent you via Power of Attorney to manage the process remotely.

Choosing an English-speaking attorney experienced in Italian real estate law is a smart move for a smooth transaction.

  1. Surveyors & Architects

A surveyor (geometra) or architect will verify if the property complies with zoning laws and cadastral records. This is crucial, as unauthorized renovations could result in fines or legal issues.

  1. Notary Public (Mandatory!)

A notary (notaio) is required by law to oversee the transaction and ensure legal compliance. Their responsibilities include:

  • Verifying the seller’s legal ownership of the property.
  • Confirming there are no outstanding debts or liens.
  • Drafting and registering the deed of sale.
  • Collecting transaction taxes.

Unlike an attorney, a notary is an impartial official and does not act in the buyer’s best interest. This is why hiring an attorney is highly advisable.

  1. Mortgage Advisors (If You Need Financing)

Getting a mortgage in Italy as a foreigner can be challenging, but a mortgage advisor can help you find the best lending options and navigate the application process.

Notary vs. Attorney: What’s the Difference?

Many US buyers assume a notary serves the same role as an attorney, but this is not the case. While a notary ensures that the transaction meets legal requirements, they do not offer legal advice or negotiate on your behalf.

A real estate attorney, however, works exclusively in your best interest. They conduct thorough due diligence, uncover hidden risks, and negotiate contract terms to protect you.

For the safest and smoothest purchase, it’s best to work with both a notary and a real estate attorney.

Final Steps to Buying property in Italy as a US citizen

Once you’ve chosen your dream home and completed due diligence, the process typically follows these steps:

  1. Reservation Offer & Deposit – A preliminary agreement that removes the property from the market.
  2. Preliminary Contract (Compromesso) – A binding agreement outlining the terms of sale.
  3. Final Deed (Rogito Notarile) – The official transfer of ownership, signed in front of a notary.
  4. Registration & Taxes – The property is officially registered in your name, and taxes are paid.

Finally…

Purchasing property in Italy as a US citizen can be a rewarding experience, but it requires careful planning and professional support. By working with the right experts, you can avoid common pitfalls and confidently invest in your dream home. 

Need assistance? Contact De Tullio Law Firm today for a free consultation and expert legal guidance on your Italian property purchase.

Your Italian adventure starts now—buona fortuna!

 

Puglia Property Investment: Finding the Best Rental Opportunities

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Sun-drenched Puglia has become a prime destination for property investments, attracting travellers seeking authentic stays and investors looking to capitalize on its thriving short-term rental market. Moreover, as interest grows, Puglia property investment is quietly emerging as one of the most sought-after opportunities in Italy.

In fact, with more visitors choosing vacation rentals over hotels, the region presents a lucrative opportunity for those eager to turn property ownership into a profitable venture. Consequently, foreign buyers are eagerly acquiring charming homes and transforming them into successful rental businesses.

Meanwhile, Puglia’s enchanting mix of history, coastline, culinary delights and culture continues to attract everyone from celebrities to adventure seekers. In this post, we’ll guide you through the best locations and, in addition, highlight key legal considerations for short-term rentals in this beautiful region of Italy.

Get in touch for a free consultation and let us guide you toward a successful investment in this beautiful region.

Puglia Property Investment: Salento

Otranto

A historic seaside town with beautiful beaches and a charming old town, Otranto offers a unique combination of natural beauty and cultural heritage. On average, property prices here are €2,412 per square meter, making it an appealing option for those seeking a blend of history and coastal living.

Porto Cesareo

With its stunning beaches, such as Torre Lapillo and Punta Prosciutto, Porto Cesareo is a coastal town that draws visitors from around the world. With an average property price of €1,603 per square meter, it’s a popular destination for those looking to invest in beachside properties.

Torre dell’Orso

Famous for its crystal-clear waters and rocky cliffs, Torre dell’Orso is home to the breathtaking Grotta della Poesia. Here, property prices average €1,474 per square meter, offering an ideal opportunity for those looking for a tranquil coastal retreat.

Gallipoli

A lively coastal city boasting golden beaches and vibrant nightlife, Gallipoli is a hotspot for young tourists and a dynamic real estate market. The average property price in Gallipoli is €1,922 per square meter, reflecting its status as a popular destination.

Torre di San Giovanni

This small coastal village, welcoming over 50,000 visitors in the summer, features white sandy beaches and turquoise waters. With an average property price of €1,008 per square meter, it presents a more affordable option for buyers in search of a peaceful seaside lifestyle.

Pescoluse & Torre Pali

The “Maldives of Salento,” Pescoluse is famous for its clear waters and soft sand dunes. Torre Pali, offering a quiet seaside retreat, is located near Santa Maria di Leuca. In Salve, property prices average €1,570 per square meter, offering good value for those seeking idyllic coastal living.

Santa Maria di Leuca

A famous tourist destination, Santa Maria di Leuca is known for its breathtaking caves and monumental waterfall. With property prices averaging €1,735 per square meter, it’s a great location for those looking to invest in a charming, picturesque area.

Puglia Property Investment – Salento

Itria Valley and Puglia Property Investment

Bari

Bari, Puglia’s capital, has transformed into a vibrant cultural hub. The city showcases historic landmarks like the San Nicola Basilica and the iconic Petruzzelli Theatre, blending rich history with modern charm. Buyers can expect property prices to average €1,570 per square meter, offering strong potential for urban investments.

Polignano a Mare

Polignano a Mare, the “Pearl of the Adriatic,” impresses with dramatic cliffs and stunning sea views. Tourists flock here year-round, driving property prices to an average of €2,855 per square meter and making it a sought-after investment destination.

Monopoli

Monopoli offers a peaceful atmosphere, with whitewashed buildings, medieval fortifications, and lively nightlife. Investors find property prices averaging €2,398 per square meter, making it ideal for those seeking both tradition and vibrant coastal living.

Ostuni

Ostuni, nicknamed “The White City,” dazzles with its striking white architecture and breathtaking views from its hilltop perch. Buyers typically pay around €2,824 per square meter, attracted by the town’s unique character and scenic beauty.

Locorotondo, Cisternino, Martina Franca & Alberobello

These medieval towns charm with winding streets, historic palaces, and picturesque countryside. Property prices range from €1,338 per square meter in Locorotondo to €1,986 in Alberobello, famous for its iconic trulli houses. Investors appreciate the diverse opportunities these towns offer for authentic Puglian living.

Puglia Property Investment – Itria Valley

Legal Requirements for Tourist Rentals in Puglia

Short-term rentals in Italy are governed by the national tourism law, but they are also subject to specific regional regulations. In Puglia, the laws allow individuals to rent up to three properties as a non-business activity, making it an attractive option for smaller-scale investors. However, if you wish to rent more than three properties, you will need to register as a business and comply with additional regulations. Thus, understanding these legal distinctions is crucial to ensuring your rental operations are both compliant and profitable.

Key Regulations for Puglia Property Investments

  • Properties must meet all technical, hygiene, and safety standards.
  • A National Identification Code (CIN) is required for each rental.
  • A Certified Notification of Activity (SCIA) must be submitted, even for private rentals.
  • Rentals must have an Energy Performance Certificate (EPC) and a certificate of habitability.
  • A minimum stay of two nights is mandatory.
  • Properties must have gas and carbon monoxide detectors and fire extinguishers.
  • Owners must register guests with local authorities, even for stays under 24 hours.

Puglia Property Investment: Taxation and Rental Agreements

When investing in Puglia’s short-term rental market, it’s essential to understand the tax obligations tied to rental income. First and foremost, all rental income must be declared for tax purposes. For non-business landlords, there is the option to choose Cedolare Secca, a simplified tax regime with a fixed rate of 21% for the first property and 26% for any additional properties. This option, however, is only available under specific conditions and can offer significant tax advantages.

On the other hand, business operators engaged in rental activities on a larger scale must register for VAT. In addition to this requirement, they are obligated to follow standard taxation rules, which include regular VAT filings as well as compliance with broader fiscal regulations. Therefore, understanding your status as a landlord—whether non-business or business—is crucial to ensuring proper tax compliance.

Why Due Diligence is Crucial for Property Investments in Puglia

Before making a purchase, it’s crucial to be aware that many properties in Puglia come with legal or structural issues. To avoid potential complications, buyers should ensure that the property is fully compliant with urban planning laws as well as possessing the necessary permits. In addition, the property needs to meet safety standards. Without proper compliance, renting the property will not be possible, which can significantly impact your investment plans.

Furthermore, attempting to legalize a non-compliant property can be both complex and expensive. Therefore, conducting thorough due diligence before finalizing any transaction is essential. By doing so, you can safeguard your investment and ensure a smoother path to generating rental income.

Finally…

If you’re considering a Puglia property investment, it’s essential to have expert guidance throughout the process. With over 55 years of experience, our real estate lawyers specialize in assisting clients with property transactions in Italy. From conducting thorough legal checks to drafting and reviewing contracts, we ensure every step is handled with care, providing you with peace of mind. So, whether you’re a first-time buyer or an experienced investor, we’re here to help. Get in touch for a free consultation and let us guide you toward a successful investment in this beautiful region.

Buying Property in Italy as an American

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Buying property in Italy as an American is an exciting opportunity to embrace la dolce vita. However, navigating the process can be challenging, especially when faced with unfamiliar legal and bureaucratic systems. Without the right guidance, the journey can feel overwhelming.

The Italian and American conveyancing processes differ in several key ways, but these differences shouldn’t discourage prospective buyers. With the right information, purchasing a home in Il Bel Paese can be a smooth and rewarding process.

In this article, we’ll break down the essential steps, highlight the key differences between the Italian and American property-buying processes, and provide practical insights to help you make informed decisions.

Schedule a free consultation today to learn how we can support you with buying property in Italy as an American.

Which law regulates real estate transactions in Italy, national or regional law?

In Italy, national law governs the process of purchasing and selling real estate, ensuring a uniform legal framework across the country.

However, each region enforces its own urban planning regulations, making every transaction unique.

While Italian civil law regulates the contractual aspects of a property purchase, regional and municipal rules dictate the technical requirements a property must meet.

Is it possible to buy property in Italy as an American, or do I need to be an Italian citizen?

Having an American passport is all you need to buy property in Italy as an American. Italian law follows the principle of reciprocity, meaning that if Italian citizens can purchase property in a particular country, then citizens of that country – such as the U.S. – can buy property in Italy under the same conditions.

As an American, you can purchase property in Italy either as a private individual or through a U.S.-based company.

Who are the mandatory and recommended professionals in an Italian property transaction?

While not mandatory, when buying property in Italy as an American there are several professionals that can be involved in the Italian conveyancing process, offering valuable support:

1. Real Estate Agents

When searching for a property online, buyers typically interact with real estate agents first. However, their role in Italy differs significantly from their U.S. counterparts. Unlike in the U.S., where buyers and sellers each have their own agent, Italy has a single real estate agent representing both parties. The agent is hired by the seller to market the property but also facilitates the transaction for the buyer. This means that unless the buyer hires an independent advisor, no professional will be solely committed to protecting their interests.

2. Real Estate Attorneys

Though not required by law, hiring a real estate attorney is highly advisable. Their role includes:

  • Conducting thorough legal due diligence, ensuring the property complies with zoning laws, has the necessary permits, and holds a valid certificate of habitability.
  • Drafting a reservation offer, an initial agreement outlining the buyer’s and seller’s commitments.
  • Preparing the preliminary contract, a legally binding agreement between both parties before the final sale.
  • Representing the buyer at the final deed signing through a Power of Attorney, eliminating the need for the buyer to travel to Italy.

If hiring an attorney, ensure they are fluent in English to provide accurate translations of legal documents, preventing misunderstandings.

3. Surveyors or Architects

A surveyor or architect can verify that the property complies with urban planning and cadastral regulations, helping to prevent costly legal issues after purchase. For example, if a previous owner made unauthorized structural changes – such as expanding a terrace or adding a room without proper permits – the new owner could face fines or even be required to demolish the additions. Similarly, if the property’s official records don’t match its actual layout, it could lead to delays in obtaining utilities, unexpected tax reassessments, or legal disputes. A thorough assessment by a qualified professional ensures that the property is legally compliant before finalizing the purchase.

4. Mortgage Advisors

For buyers seeking a mortgage in Italy, working with a mortgage advisor can simplify the process and help secure the best financing options.

By assembling the right team of professionals, American buyers can confidently navigate the Italian real estate market and ensure a smooth property transaction.

The only mandatory professional in an Italian property transaction is a notary public. As an impartial public official, the notary ensures that the transaction complies with Italian law. Their responsibilities include drafting and authenticating the deed of sale, verifying that the seller has the legal right to transfer ownership, and identifying any encumbrances or liens on the property. Additionally, the notary is legally required to collect property transaction taxes on behalf of the Italian State.

What’s the difference between the Notary public’s due diligence and the real estate attorney’s due diligence?

In the U.S., real estate transactions typically involve attorneys who safeguard their client’s interests throughout the process. In Italy, however, hiring a real estate attorney is not mandatory although it is highly recommended, especially for foreign buyers unfamiliar with the country’s legal framework.

A notary public plays a crucial role in Italian property transactions. As an impartial third party working for the Italian State, the notary ensures that the transaction complies with Italian law. However, by law, notaries cannot advocate for either the buyer or the seller. Their due diligence is limited to verifying that the property is free of liens or encumbrances.

By contrast, a real estate attorney, selected and hired by you, works solely in your best interests and conducts thorough, independent due diligence. Beyond checking for liens, an attorney can assess potential legal or financial risks, investigate the property’s legal status, and uncover hidden clauses that may put the buyer at a disadvantage. Before signing a preliminary contract, an attorney can review terms and conditions, ensure they align with the buyer’s expectations, and negotiate amendments if needed.

For non-Italian buyers, combining the expertise of both a real estate attorney and a notary public provides a strong layer of protection, safeguarding both the investment’s quality and the buyer’s peace of mind.

Finally …

If you’re wondering how achievable buying property in Italy as an American is, understanding the Italian conveyancing process is essential.

Schedule a free consultation today to learn how we can support you with buying property in Italy as an American.

By doing so, you’ll protect your interests and ensure a smooth, worry-free experience!

Direct Bari to New York Flights Begin in 2025

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Starting June 3, 2025, Neos Airlines will launch its highly anticipated direct flights from Bari to New York, offering a new gateway between Southern Italy and the United States. This exciting development strengthens Puglia’s connectivity. It also opens doors to expanded tourism, business and investment opportunities as well as cultural exchanges.

Direct Bari to New York Flights: A New Era of Connectivity

Fly direct from New York to BariThe direct route between Bari’s Karol Wojtyla Airport and New York JFK will run weekly until October 15, 2025.

Operated on board the Boeing 787-9 Dreamliner, with 355 seats. The flights offer two service classes: Premium and Economy.

 

Direct flights from Bari to New York
Outbound Flight:

Departs Bari Wednesdays at 11:30 AM, arriving in New York at 1:50 PM local time.

Inbound Flight:

Leaves New York Tuesdays at 4:00 PM, landing in Bari at 8:00 AM Wednesday.

Puglia’s Strategic Leap Forward

Antonio Maria Vasile, President of Aeroporti di Puglia, emphasized the significance of this new connection, stating, “This flight is a monumental step for Puglia, marking the region’s increasing accessibility on the global stage. Moreover, it represents the beginning of an era of enhanced connectivity, where Puglia becomes a hub for international travel.” Furthermore, the Bari-New York flight is an integral part of a broader strategy aimed at positioning Puglia as a top-tier destination for international tourism and commerce. By fostering such connections, the region takes yet another crucial step toward solidifying its role on the global map.

Direct Bari to New York Flights: Why This Route Matters

The Bari-New York route is more than just a convenient flight – it’s a transformative connection fostering cultural exchange, economic growth, and community ties.

Boosting Tourism and Business

This direct connection positions Puglia as a premier destination for American tourists. Travelers can now easily explore the region’s historic towns, indulge in its culinary excellence, and relax amidst its breathtaking landscapes. For businesses, the route facilitates opportunities for trade and collaboration, strengthening economic ties between Italy and the U.S.

Puglia also presents a burgeoning real estate market for foreign investors. The ease of travel opens doors for Americans to explore opportunities in owning property – whether it’s a countryside villa, a charming townhome, or a modern coastal retreat.

Serving the Italian-American Community

With more than 18 million Italian-Americans in the United States, many with roots in Southern Italy, this flight serves as a direct bridge to rediscover heritage, reconnect with family and rekindle ties to ancestral traditions.

Strengthening Regional Development

Carlo Stradiotti, CEO of Neos, underscored the broader impact of the Bari-New York connection: “With this route, we’re not just connecting Bari to New York; we’re creating an opportunity for growth that spans leisure, business and cultural exchanges.”

Expanding Connections Between Italy and North America

The new Bari-New York route is part of a broader effort to enhance air travel links between Italy and North America. It joins Neos’ other established connections, including:

Milan Malpensa to New York: Operating three times weekly since 2021. Milan to Toronto: Introduced in April 2023. Palermo to New York: A seasonal service running from June to October.

These routes collectively strengthen Italy’s presence in the global aviation network, offering travelers greater convenience and more options to explore both regions.

Puglia’s Vision for the Future

Regional leaders are celebrating this milestone as a testament to Puglia’s strategic investments. Michele Emiliano, President of the Puglia Region, sees this as a transformative moment: “This is a dream taking flight – uniting Puglia with the world and showcasing our culture, traditions and potential.”

Beyond tourism, the flight represents a broader ambition to further develop Puglia as an economic, cultural and social hub in the Mediterranean.

What Direct Bari to New York Flights Mean for Travelers

With direct Bari-New York flights, Italian and American travelers now enjoy unique opportunities to explore vibrant destinations and cultures.

For Americans, Puglia offers enchanting olive groves, Baroque architecture, breathtaking coastlines and showcases a rich blend of history and beauty.

Meanwhile, Italians can experience New York’s dynamic energy, a vibrant hub celebrated for its art, commerce and culture.

These flights open endless possibilities for travel, connection, and inspiration.

How to Book

Tickets for the Bari-New York route are available on:

– neosair.it for Italian travelers.
– neosair.com for U.S.-based travelers.

Finally …

With direct Bari-New York flights, Italian and American travelers now enjoy unique opportunities to explore vibrant destinations and cultures.

These flights open endless possibilities for travel, connection and inspiration. Additionally, it makes the prospect of owning a piece of Puglia’s charm more accessible than ever before. Whether you envision a home nestled among the region’s iconic olive groves or a picturesque seaside retreat along the stunning Adriatic or Ionian coasts, now is an ideal time to explore the possibilities of investing in Italian property.

At De Tullio Law Firm, we specialize in Italian property, family, and inheritance law. With over 55 years of experience, we are dedicated to ensuring that Italian property purchases are both safe and legally sound. Contact us today for a free preliminary consultation, and let us guide you in turning your dream of owning Italian property into a reality. Click here to get started.

You may also like our Guide to Buying Property in Italy.

Buy a Home in Italy: New Estate Agent Fees

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A significant change is coming to the real estate market in Italy. Published in the Italian Official Gazette on December 13, 2024, Labor Law No. 203 will come into effect on January 12, 2025. This law introduces a simplified approach to handling real estate agent commissions in notarial deeds. The new law eliminates the obligation to explicitly state the amount of commissions paid to real estate agents in such deeds, offering several advantages to those who buy a home in Italy, as well as for the vendors.

Key Changes Introduced by the Law

Under the new legislation, the deed of sale must only indicate whether a mediator was involved in the negotiation. Additionally, the parties must:

  1. Provide Invoice Number: the number of the invoice issued by realtors must be quoted, but not the commission amount.
  2. Confirm Payment Compliance: the deed must confirm the payment matches the amount stated on the tax document.

This approach ensures that the transaction complies with legal requirements while reducing unnecessary administrative complexity.

Buy a Home in Italy. Changes to law on estate agent fees

Privacy Benefits for Buyers and Sellers When Buying A Home in Italy

One of the most notable benefits of the new law is the enhanced privacy it affords to buyers and sellers. By removing the obligation to disclose real estate agent commission amounts in the deed, both parties can negotiate fees with real estate agents without external or public scrutiny. This flexibility fosters more open discussions and agreements tailored to the specific needs and preferences of the parties involved.

Transparency and Traceability

While the new law removes the need to declare commission amounts in notarial deeds, it upholds transparency through the requirement of electronic invoicing. The electronic invoice obligation ensures that all payments are traceable and compliant with Italian tax laws. This measure encourages ethical behavior by all parties, including real estate agents, and reduces the likelihood of tax evasion or other financial discrepancies.

Reduction in Disputes

Removing commission details in the deed reduces disputes over agent payments, benefiting both buyers and sellers. Focusing on the invoice number and tax compliance prevents misunderstandings or conflicts over commission amounts. This streamlined approach fosters smoother transactions and greater trust among the parties involved.

A Step Forward in Simplification: Making It Easier to Buy a Home in Italy

Labor Law No. 203 is part of a broader effort to simplify administrative processes in Italy. This change advances the real estate market by making property transactions more efficient, private, and transparent. Buyers and sellers alike will benefit from reduced bureaucracy, fewer risks of contention and a clearer framework for negotiating and recording agent commissions.

The new legislation removes the obligation to indicate commission amounts but still requires providing the invoice number and tax or VAT code of the agent.
From a transparency perspective, this ensures traceable, compliant transactions.

Moreover, for buyers and sellers, not specifying commissions reduces disputes over real estate agent agent payments.

Finally …

The elimination of the commission amounts in notarial deeds marks a pivotal change in Italy’s real estate sector. By balancing privacy, transparency, and traceability, the new legislation creates a more efficient and buyer-friendly environment for property transactions. As the law comes into effect, it is expected to encourage a more trustworthy real estate market for both domestic and international buyers.

If you’re looking to buy a home in Italy, or want to sell a property, now is the perfect time to explore the benefits of this new legislation. In order to do so, expert legal guidance can be invaluable. Our team of specialized real estate lawyers is here for you with all the information and legal support you need. Contact us or book a call with our office for tailored legal advice.

Usucapione in Italy

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Usucapione, deeply rooted in ancient Roman principles, is immensely important for individuals considering real estate investments in Italy.

Essentially, it signifies property ownership through prolonged possession, a concept deeply embedded in Italian property law.

Understanding Usucapione is crucial for prospective buyers as it directly impacts property rights and ownership dynamics. Without a comprehensive grasp of Usucapione and its implications, buyers risk encountering legal complexities, disputes, and potential challenges to their property ownership. Therefore, gaining a thorough understanding of Usucapione and its various types—Ordinary, Special, and Abbreviated—is essential for making informed decisions and ensuring a smooth real estate transaction process in Italy.

Understanding Usucapione

Usucapione, derived from Latin “usucapio” meaning “acquisition by use,” embodies the legal doctrine allowing individuals to claim ownership of property through prolonged and uninterrupted possession. Rooted in the principle of adverse possession, Usucapione balances the rights of property owners with those of  who have utilized or occupied the property over an extended period.

There are four types of usucapione recognized in the Italian legal system — Ordinary, Special, Special – Abbreviated and Abbreviated – and to understand them is essential for making informed decisions and ensuring a smooth real estate transaction process in Italy.

Furthermore, it represents an “original ownership”, which means that through Usucapione, one can be declared owner of the property without the need for a sales contract, will, or voluntary transfer by the owner. 

The Five Requirements of Usucapione in Italy

To successfully claim Italian Usucapione property rights, adverse possessors must meet five fundamental requirements:

  1. Actual Possession:

The possessor must physically occupy the property in question.

  1. Open and Notorious Use:

The possession must be visible and obvious to anyone who might have an interest in the property.

  1. Exclusive Possession:

The possessor must exercise control over the property to the exclusion of others.

  1. Hostile Possession:

The possession must be without the permission of the true owner but not under force or hostility.

  1. Continuous and Uninterrupted Use:

The possessor must use the property continuously and without interruption for the required period.

Usucapione

Ordinary Usucapione in Italy

Under Article 1158 of the Civil Code, ordinary Usucapione serves as a potent mechanism for property acquisition, obviating the requirement for formal agreements or voluntary transfers. In the case of immovable assets such as buildings and land, ordinary Usucapione becomes operable after a continuous possession period of 20 years. Subsequently, the possessor can secure ownership through a civil court judgment obtained via a lawsuit against the owner. This legal decision has a retroactive effect, dating back to the initiation of the twenty-year possession term.

Example: A family occupies a piece of land adjacent to their property for over two decades without any formal agreement. Subsequently, they file a lawsuit against the previous owner, and the court awards them ownership based on ordinary Usucapione.

Special Usucapione for Rural Land

Special Usucapione offers a tailored approach to property ownership, specifically designed for rural land with attached buildings in mountainous municipalities. Governed by Article 1159-bis of the Civil Code, this variant enables ownership acquisition following 15 years of uninterrupted possession. Notably, it applies exclusively to rural areas with attached buildings in municipalities where at least 80 per cent of the terrain lies 600 meters above sea level.

Example: A farmer residing in mountainous terrain, cultivating the land and utilizing the attached farmhouse for 15 years without interruption. As per special Usucapione, the farmer gains ownership of the property due to prolonged possession.

Special – abbreviated Usucapione for Rural Land

In paragraph two, the same article 1159-bis regulates another particular type of usucapione, called “special abbreviated”. In this case, the possessor has purchased a small rural land with an attached building, in good faith, from someone erroneously claiming ownership on the property. In this case, due to the requisite of the good faith, the possessor will gain legal ownership of the property after 5 years of uninterrupted possession.

Example: An individual purchases a property from a farmer residing for generations in the same mountainous terrain, without being the rightful owner. Since the purchaser and the seller were both in good faith, the purchaser gains legal ownership of the asset after five years of continuous possession, thanks to special abbreviated usucapione.

Abbreviated Usucapione in Italy

Abbreviated Usucapione accelerates property acquisition through adverse possession, condensing the possession period to a mere ten years. It is also governed by Article 1159 of the Civil Code. Unlike its counterparts, this mechanism applies when a possessor, acting in good faith, acquires property from someone erroneously claiming ownership. The ten-year countdown for abbreviated Usucapione in Italy begins upon transcription of the acquisition deed in the property registers.

Example: An individual purchases a property from someone holding a valid title but not the rightful owner, and after ten years of continuous possession, gains ownership through abbreviated Usucapione.

Finally …

For those considering property acquisition in Italy, grasping the nuances of Usucapione is paramount for informed decision-making and risk mitigation. Here’s a breakdown of essential factors:

  1. Thorough Due Diligence:

Prospective buyers must conduct extensive research to ensure the absence of ongoing Usucapione claims or disputes. This entails scrutinizing ownership history, verifying title deeds, land registry maps and seeking counsel from legal experts to evaluate potential risks.

  1. Seeking Legal Advice:

Engaging qualified professionals well-versed in Italian property law, including Usucapione regulations, is advisable. Legal experts offer invaluable guidance on navigating complexities, clarifying rights, and obligations.

  1. Meticulous Documentation:

Proper documentation of all property transactions, including sale contracts, deeds, and registration with relevant authorities, is imperative. This establishes a transparent chain of ownership, averting future disputes.

  1. Risk Assessment:

Evaluating Usucapione risks based on factors such as property location, history, and prior usage is essential. Properties in rural areas or with extended occupancy may be more susceptible to Usucapione claims.

  1. Negotiation Strategy:

Buyers should incorporate Usucapione considerations into negotiation tactics. Sellers may offer assurances or concessions to mitigate risks and ensure smoother transactions.

For comprehensive legal assistance, De Tullio Law Firm, with over 55 years of expertise in cross-border property, inheritance, and family law are right beside you all the way. Contact us for a free preliminary consultation, explore our comprehensive buying guide and informational videos on Italian property law for further insights.

Homes for Sale in Milan: Legal Issues and Suburban Opportunities

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The metropolis of real estate investments

Milan ranks as the city in Europe with the highest number of real estate investments. Between 2019 and 2029, investors plan to invest about 13 billion euros in real estate in the metropolitan city of Milan, aiming to develop and transform it. This surge in activity has also created a dynamic market for homes for sale in Milan, attracting both local and international buyers eager to capitalize on the city’s growth. Munich and Amsterdam follow in second and third place, with a significant gap from Milan. Against this backdrop of major growth and investment, how do the many ongoing and upcoming construction projects fit in from a legal standpoint?

Italian urban planning and building regulations lead to various interpretations, which hinder a clear understanding of what is and isn’t allowed during major construction work. Moreover, Italy’s complex bureaucracy often causes significant difficulties for those who choose to invest in real estate. Currently, a judicial investigation has slowed down real estate development in Milan’s capital city.

The risk involved in investing without the right legal advice

The judiciary is accusing builders of having misused building permits for renovations, using them even in the case of new constructions, which differ from the original building projects. The Municipality of Milan had authorized these large building works as if they were simple renovations. The investigation started with the ‘Park Towers’ located in Via Crescenzago, near Parco Lambro, and continued with other buildings, among which one in Via Stresa, in the Maggiolina area; one in Piazza Aspromonte, located between Loreto and Città Studi; and the ‘Bosconavigli’, an innovative project in the south-west of Milan. This practice came to a halt with the opening of the public prosecutor’s investigation.

Italian law upholds the fundamental principle of legal certainty. Under this principle, any ambiguity in the interpretation of a law is unacceptable, as the consequences of misinterpretation can be severe. Even if a party is ultimately cleared of wrongdoing, a construction site halted during an investigation can result in significant losses of both time and money.

For this reason, the Italian government has taken a strong interest in the matter and is drafting the “Salva Milano” decree to address construction site closures caused by investigations and to resolve the deadlock in the city’s urban planning. While this legislation has faced significant criticism, the government’s aim is to enhance legal certainty and provide clarity to investors on how they can safely allocate their resources.

The Best Time to Invest in Homes for Sale in Milan

Despite recent events causing a drop in Milan’s real estate investments, property prices in the city continue to rise. In the city center, a small flat can reach stellar prices, while the same in the suburbs costs less. Suburban costs are also set to rise due to price trends and the 2026 Milan-Cortina Olympics.

Projections show suburban property prices in Milan rising significantly over the next ten years. A real estate investment in Milan’s suburbs is a smart and profitable opportunity.

The Importance of an Italian Real Estate Lawyer When Buying Homes for Sale in Milan

Investing profitably and lawfully requires strict adherence to Italian building rules, though it is time-and money-consuming. Italian real estate law is complex, creating uncertainties for those unfamiliar with it. Therefore, relying on specialized real estate lawyers is essential to protect investments and avoid errors.

Finally…

An Italian real estate lawyer ensures you invest safely in the market while saving time and avoiding costly mistakes. The lawyer will guide you step by step to achieve your goals and avoid risks. If considering investing in Milan’s real estate market, contact De Tullio Law Firm at info@detulliolawfirm.com to schedule a consultation.