This is usually the first question we are asked, and the short answer is reassuring. In almost all cases a foreigner can buy property in Italy, on the same terms and at the same taxes as an Italian citizen. There is no special foreigner price and no special foreigner procedure. What changes is the paperwork you arrange in advance. This article is part of our complete guide to buying property in Tuscany.
The three groups of buyers
Italian law treats foreign buyers in three groups.
- EU and EEA citizens buy with the same rights as an Italian citizen. No permit, no special authorisation.
- Non EU citizens legally resident in Italy, holding an EU long term residence permit or a permit for work, self employment, business, family, humanitarian or study reasons, also buy with full rights.
- Non EU citizens living abroad come under the reciprocity condition set by article 16 of the preliminary provisions to the Civil Code, which means Italy allows what your country allows to Italians. The notary verifies it case by case, using the country files published by the Italian Ministry of Foreign Affairs.
Reciprocity, what it means for you
Reciprocity sounds alarming and almost never is. For the countries our clients come from, here is the position.
- United States. The Ministry’s country file records no particular restriction on Italians buying real estate in the United States, so US buyers are not restricted.
- Australia. Reciprocity rests on article 28 of the 1967 Canberra Agreement.
- Switzerland. Recognised only within the limits of the Swiss LAFE rules, so not where the purchase is a pure capital investment. In practice this rarely affects a family buying a home to use.
- United Kingdom. After Brexit the position depends on whether the buyer is covered by the Withdrawal Agreement, and the Ministry’s country file has not been updated since 2020, so the notary confirms it before the deed. In our experience this has never blocked a British purchase, but it is a checkbox, not an assumption.
The practical point is simple, the notary runs this check as a matter of routine before the deed, and for the great majority of buyers it is a formality.
What you need before you start
- Codice fiscale. The Italian tax code, free, issued by the Agenzia delle Entrate or by an Italian consulate abroad. Nothing can be signed or registered without it, so arrange it first.
- An Italian bank account. Not legally compulsory, but strongly advisable. Utilities, local taxes and the balance at the deed are far easier to handle from an Italian IBAN, and notaries generally prefer domestic bank drafts.
- A valid passport or ID and, if you are married, clarity on your matrimonial property regime, because it is declared in the deed and it decides who legally owns the house.
- A power of attorney if you cannot be in Italy on the day of the deed. It is a normal, well established option, prepared in advance with the notary.
- Language. If you do not speak Italian the deed is executed with an interpreter and, where required, a sworn translation. The notary confirms what is needed in your specific case.
Do I need to live in Italy to buy?
No. Residency is not required to buy a house in Italy. It only matters in two later situations, the reduced first home tax rate, which asks you to be resident in that municipality or to move there within eighteen months, and the annual IMU property tax, which is not due on a genuine main residence. Both are covered in the tax articles of this guide.
Where to go next
Once you know you can buy, the next questions are what it costs and how the process works.
- How much property in Tuscany costs, prices by area
- The cost of buying, taxes, fees and mortgages
- The purchase process, step by step
How we can help
We are a boutique agency based in Tuscany. You can browse what we currently have for sale, or search off market through our property finding service. The simplest first step is a call with one of our agents, in English, Italian or German.
Frequently asked questions
Can a foreigner buy property in Italy?
Yes, in almost all cases, on the same terms and at the same taxes as an Italian citizen. There is no special foreigner price and no special foreigner procedure.
Can Americans buy property in Italy?
Yes. The Italian Ministry of Foreign Affairs country file records no particular restriction on Italians buying real estate in the United States, so US buyers are not restricted.
What is the reciprocity rule?
For non EU citizens living abroad, Italy allows what your country allows to Italians, under article 16 of the preliminary provisions to the Civil Code. The notary verifies it case by case, and for the great majority of buyers it is a formality.
What is a codice fiscale and how do I get one?
Die codice fiscale is the Italian tax code, free, issued by the Agenzia delle Entrate or by an Italian consulate abroad. Nothing can be signed or registered without it, so arrange it first.
What do I need before I start?
A codice fiscale, ideally an Italian bank account, a valid passport, clarity on your matrimonial property regime, and a power of attorney if you cannot be in Italy on the day of the deed.
