Acquistare una casa in Toscana come straniero: una guida passo passo
Few places in the world inspire the same level of desire as Toscana. Rolling hills covered in olive groves and vineyards, medieval hilltowns, world-class food and wine, and a quality of life that is hard to find elsewhere — these are the reasons why buyers from the United States, the United Kingdom, Germany, and across Northern Europe continue to make Tuscany one of the most sought-after real estate markets in Italy.
But buying property in Italy as a foreigner comes with a process that is meaningfully different from what most international buyers are used to. Understanding the steps involved — and working with the right people at each stage — is what separates a smooth, successful purchase from a frustrating and costly one. This guide is designed to give buyers a clear overview of how the process works and what to expect.
Step 1: Define Your Goals and Criteria
Before beginning a property search in earnest, it is worth investing time in a clear definition of what you are actually looking for. The Tuscany and Umbria real estate market offers an enormous range of property types, locations, and price points — from farmhouses requiring full renovation to turnkey villas with pools and panoramic views, and from rural hilltop positions to apartments in historic town centres like Cortona.
Key questions to answer at this stage include:
- Are you looking for a primary residence, a second home, or an investment property?
- What is your realistic budget — including purchase costs, taxes, and any renovation?
- Which areas are you drawn to, and have you visited them in different seasons?
- What are your non-negotiables in terms of property type, size, and character?
- What is your timeline for completing a purchase?
Being honest and specific about these questions from the start allows your agency to focus the search on properties that are genuinely relevant, and avoids wasted time on both sides.
Step 2: Understand the Legal and Tax Framework
Italy is open to foreign property buyers, and there are no restrictions on non-EU citizens purchasing real estate. However, the Italian property purchase process has a number of specific legal and tax elements that buyers should understand before proceeding:
- Codice fiscale: Every buyer must obtain an Italian tax code before the purchase can proceed. This is straightforward to obtain and your agency or lawyer can assist.
- Preliminary contract (compromesso): Once a price is agreed, both parties sign a preliminary purchase agreement and the buyer pays a deposit — typically 10–20% of the agreed price. This is a legally binding commitment.
- Due diligence period: Between the compromesso and the final deed, the buyer’s lawyer verifies title, planning compliance, cadastral records, and any charges or restrictions on the property.
- Notarial deed (rogito): The final transfer of ownership takes place before a notary, who is an independent public official. The notary’s role is to verify the legality of the transaction, not to represent either party.
- Purchase taxes: These vary depending on whether the property is your primary residence or a second home, and whether you are buying from a private seller or a developer. Your lawyer will advise on the applicable rates.
Step 3: Work with the Right Local Partners
The most important decision you will make in a property purchase in Tuscany is choosing who to work with. You will need:
- A local real estate agency: One with genuine knowledge of the market, an established network, and experience working with international buyers. Not all agencies that list properties in Tuscany have the local roots or the international expertise to guide a foreign buyer effectively.
- An independent Italian lawyer: Separate from the agency, your lawyer should represent your interests exclusively — reviewing all documentation, flagging any legal issues, and guiding you through the contracts.
- A notary: Appointed for the final deed. In Italy, the notary is typically chosen by the buyer.
- A surveyor or technical consultant: For rural properties, a survey of the structure, planning compliance, and land boundaries is strongly advisable before committing to a purchase.
At Alunno Immobiliare, we have been supporting international buyers in Cortona, Toscana e Umbria for over 75 years. We work alongside a trusted network of lawyers, surveyors, and notaries, and we remain involved at every stage of the process to ensure that our clients have the support they need from first visit to final deed — and beyond.
Can a non-EU citizen buy property in Italy?
Yes. Italy does not restrict foreign nationals from purchasing property. Citizens of countries that have a reciprocity agreement with Italy — which includes the US, UK, Australia, Canada and most others — can buy freely. Your lawyer will confirm the position for your specific nationality.
Do I need to be in Italy to complete the purchase?
Not necessarily. It is possible to grant a power of attorney to a representative in Italy — typically your lawyer — who can sign documents and complete the purchase on your behalf. Many of our international clients complete purchases this way.
What additional costs should I budget for beyond the purchase price?
Buyers should typically budget an additional 10–15% of the purchase price to cover purchase taxes, notary fees, agency fees, and legal costs. Your agency and lawyer will provide a detailed breakdown specific to your purchase before you commit.
How do I find properties that are not listed online?
A significant portion of the most interesting properties in Tuscany and Umbria never appear on public portals. Working with an agency that has an active off-market network — and that you trust — is the most reliable way to access the full range of what is available.