Buying property in Italy as a Non-EU citizen: tips and advices

Property and residency: two different concepts

Owning a home in Italy does not automatically mean you can live there permanently. Anyone — even a non-EU citizen — can buy real estate in Italy, but ownership does not grant the right of residence. It’s therefore important to clearly distinguish two aspects:

• Property purchase: allowed for citizens of almost all countries, provided there is a reciprocity agreement with Italy.
• Residence in Italy: requires obtaining an Italian visa and, subsequently, a valid residence permit.

A non-EU citizen can stay in Italy without a visa for up to 90 days within a 180-day period (this applies to the entire Schengen area). Beyond that limit, it is necessary to obtain a long-term national visa and an appropriate residence permit.

Living in Italy for More Than 90 Days

If your goal is to spend long periods or move permanently into your new home, you’ll need to apply for an Italian visa at the Italian consulate or embassy in your country of residence. Once in Italy, you must apply for a residence permit at the local Questura (police headquarters) within eight days.

Here are the main types of visas that allow you to live legally in Italy for more than 90 days:

1. Elective residence visa (Visto per Residenza Elettiva)

Ideal for financially independent individuals, retirees, or those with stable passive income.
Main requirements:

• Minimum annual income of about €31,000 for a single applicant (increased by 20% for each family member added to the application);
• Stable and demonstrable passive income sources (pensions, rental income, investments, dividends);
• Stable accommodation in Italy (the newly purchased property can be used to meet this requirement);
• Private health insurance valid in Italy.

Note: This visa does not allow you to work in Italy.

2. Digital Nomad Visa (Visto per Nomadi Digitali)

Recently introduced, this visa is designed for remote workers and freelancers with contracts from non-Italian companies. Requirements:

• Minimum annual income of about €28,000;
• Proof of remote work or freelance contracts with foreign employers;
• High professional qualifications;
• Health insurance and accommodation in Italy.

3. Work Visas (Visti di Lavoro)

Those who receive a job offer from an Italian company may apply for an employee work visa, subject to annual quotas established by the decreto flussi. For highly skilled workers, the visa can be issued outside of the quota system, via the EU Blue Card or intra-company transfer route. The Italian employer must act as a sponsor and meet salary and qualification requirements.

4. Investor Visa (Visto per Investitori)

Intended for those seeking residence through a significant investment in Italy.
Investment options:

• €2 million in Italian government bonds;
• €1 million in philanthropic projects;
• €500,000 in an Italian company;
• €250,000 in an innovative startup.

This visa can be an attractive option for those wishing to combine investment with long-term residence opportunities in Italy.

Practical steps to buy property in Italy

Obtain a codice fiscale (Tax Code)

This identification number is required for all legal and financial transactions in Italy — including property purchases, bank accounts, and contracts. It can be obtained from the Agenzia delle Entrate or through an Italian consulate abroad.

Legal assistance

While not mandatory, it’s highly advisable to hire a lawyer specialized in real estate law to review contracts and protect your interests. A notary (notaio) is, however, required at the final signing (rogito) and ensures the deed’s validity.

Purchase offer and preliminary contract

Once you find the property, you submit a formal purchase offer. If accepted, you proceed to the preliminary contract (compromesso), which sets the price, terms, and deposit (usually between 10% and 30%, depending on the negotiation).

Due diligence checks

It is essential to verify that:

• The seller is the legitimate owner;
• The property is free of mortgages or debts;
• The property complies with urban planning and cadastral regulations;
• The property has a valid Energy Performance Certificate (APE).

Final deed (Rogito Notarile)

The sale deed is signed before a notary, who registers the purchase with the Land Registry (Catasto).

After the purchase

It will be necessary to:

• transfer utilities (water, gas, electricity);
• pay annual property taxes such as IMU and TARI;
• consult an accountant if you plan to rent the property or generate income in Italy.

Where to buy: overview of the most popular areas

Italy offers an extraordinary variety of landscapes and lifestyles:

• Tuscany and Umbria: Ideal for those seeking historic villages, rolling hills, and vineyards
• Puglia and Basilicata: More affordable and authentic, perfect for those who love southern Italy
• Lombardy and Piedmont: Great for proximity to Central Europe, with lakes and mountains
• Sicily and Sardinia: Natural beauty and culture, often with lower property prices
• Major cities: Rome, Milan, Florence, and Venice offer dynamism, art, and investment opportunities

For non-EU citizens, buying property in Italy is absolutely possible and safe. However, anyone wishing to live permanently in the country must carefully plan the legal and administrative process. With good preparation and support from qualified professionals, fulfilling the dream of owning a home in Italy can be a smooth and rewarding experience.

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The content of this article is intended to provide general information on the topic. For doubts or specific cases, it is advisable to seek specialized legal advice tailored to your particular situation.