Buying a Home in Liguria from Abroad: A Guide
Many international buyers choose the Ligurian Riviera for a holiday home or a new life by the sea. The process is clear, but it differs from what you may know at home. Here are the main steps under Italian law; the complete guide, with costs, taxes and checklists, is free to download at the end of this article.
Keep one thing in mind: a property located in Italy is governed by Italian law, whatever the buyer's nationality (art. 51, Law 218/1995). The rules of your own country do not apply.
1. Who can buy
- EU and EEA citizens (plus Iceland, Norway, Liechtenstein) buy on the same terms as Italians.
- Other nationals, including UK citizens since Brexit, can buy if their country allows Italians to do the same. This is the "reciprocity condition" (art. 16 of the Preliminary Provisions of the Italian Civil Code), and the notary checks it.
- Foreigners legally resident in Italy with a residence permit are exempt from the reciprocity check (art. 2, Legislative Decree 286/1998).
Buying a home does not give you a right to reside in Italy. Non-EU citizens remain subject to the normal visa and stay rules.
2. First step: the Italian tax code
You need an Italian tax code (codice fiscale), a personal ID number for tax purposes. You get it from an Agenzia delle Entrate office in Italy or from the Italian consulate in your country. An Italian bank account is not required, but it makes payments and utilities easier.
3. The purchase offer
Once you find the right property, you sign a written offer with the price, usually together with a deposit cheque or transfer. The offer is binding for the period stated in it (art. 1329, Italian Civil Code). If the seller accepts it, a contract exists (art. 1326). Read it carefully before signing.
4. The preliminary contract (compromesso)
In the compromesso both parties commit to signing the final deed by a set date.
- It must be in writing (art. 1351, Civil Code).
- A confirmatory deposit (caparra confirmatoria) is usually paid (art. 1385). If the buyer pulls out, the deposit is lost. If the seller pulls out, they must pay back double.
- It must be registered with the Agenzia delle Entrate within 20 days.
- It can be recorded in the land registry (art. 2645-bis), which protects the buyer if mortgages or seizures appear on the property before completion.
Important: Italian law gives no cooling-off period after the compromesso is signed. If you are used to systems with a withdrawal period, such as the French compromis de vente, note that it does not exist in Italy.
5. Checks on the property
Before completion you check cadastral compliance (art. 29(1-bis), Law 52/1985), planning compliance (art. 46, Presidential Decree 380/2001; for buildings started before 17 March 1985, art. 40, Law 47/1985), the energy certificate (APE) and land registry searches for mortgages. The complete guide includes the checklist of documents to ask the seller for.
6. Completion before the notary (rogito)
The final deed is signed before an Italian notary, a neutral public official. If you do not understand Italian, an interpreter must attend and a translation is attached to the deed (arts. 54-55, Notary Law 89/1913). You can also buy through a power of attorney signed abroad. The price is paid by traceable means.
7. Costs on top of the price
Registration, mortgage and cadastral taxes, VAT when buying from a developer, first-home relief, notary's fee and agency commission: the rates depend on who sells and how you will use the home. The complete guide gives every rate and a worked example on a typical purchase.
8. After the purchase
IMU on second homes, TARI (waste tax) and utilities, and the national identification code (CIN) if you want to let to tourists.
Want the complete guide?
Costs and taxes with worked examples, checks before completion, document checklist, IMU and holiday lets: download Aquamarina's Buyer Guide for free. And if you like, a free 15-minute phone or video call with one of our experts.
Aquamarina Real Estate has assisted international buyers in Sanremo, Bordighera and across the Riviera di Ponente since 2003, with a multilingual team. Email info@aquamarina.email or call +39 0184 26.16.87. Our offices are in Sanremo, Via Roma 32, and in Bordighera, Via Vittorio Emanuele 302.
Properties for sale: https://en.aquamarinarealestate.com/sales
This guide is for information only and does not replace advice from a notary or other professional.
