Italy remains a desirable country for migration. Therefore, it will be the best option for many Ukrainians. However, many migrants do not wish to live on rent, which is why they are looking for ways to buy an apartment or house in Italy.
Can Ukrainians Buy Real Estate in Italy?
Buying an apartment in Italy for a foreigner is quite possible, but the procedure is noticeably different from the usual real estate transactions in Ukraine. Here, it is important not to limit oneself to viewing listings and negotiating with the seller. Before transferring funds, it is necessary to verify the legal status of the property, the documents for the house, compliance of the cadastral data with the actual condition of the housing, the presence of encumbrances, debts, and permits for any renovations. The final documentation is carried out with the participation of an Italian notary, who checks the legality of the transaction and carries out the necessary registration actions.
For Ukrainians, an important issue is the right of a foreigner to acquire real estate. The Italian Ministry of Foreign Affairs states that for citizens of countries outside the EU or European Economic Area, the principle of reciprocity may apply. At the same time, foreigners with certain types of valid residence permits in Italy have the same civil rights regarding the purchase of real estate as Italian citizens.
The price of housing in Italy heavily depends on the region, city, distance to the sea or historical center, condition of the building, and area. The average price of residential real estate in the country during the second quarter of 2026 was approximately 1903 euros per square meter. Meanwhile, the difference between individual cities is significant: in Milan, the average price was about 5165 euros per square meter, in Rome approximately 3429 euros, while in the most affordable cities the figure was below 800 euros per square meter.
Thus, an apartment in Italy for a conditional 50-60 thousand euros may be a realistic purchase in one region, but practically unattainable for such an amount in a prestigious area of Milan or central Rome. Additionally, taxes, notary fees, agency services, legal or technical checks, and, if necessary, costs for financing must be added to the cost of the property itself.
Ukrainian citizenship does not automatically mean a prohibition on acquiring Italian real estate. However, for citizens of non-EU or EEA countries, Italian rules require verification of the principle of reciprocity if the person does not belong to the categories of foreigners who already hold the same civil rights in Italy.
According to the Italian Ministry of Foreign Affairs, the categories of foreigners who enjoy the same civil rights concerning real estate include EU and EEA citizens, as well as citizens of countries outside the EU/EEA who reside in Italy and hold a valid residence permit for work, business, humanitarian grounds, or education. Special rules also apply to refugees and stateless persons under certain residence duration.
For Ukrainians legally staying in Italy, it is essential first to determine their migration status. One should not assume that any residence document automatically grants equal rights. Before signing a preliminary agreement, it is advisable to inform the notary about citizenship, place of residence, and basis for their stay in Italy.
The mere fact of acquiring an apartment should not be confused with the right to reside. Owning property does not automatically make the foreigner a resident of Italy and does not universally constitute grounds for obtaining a residence permit. The purchase of housing and migration status are two separate legal issues.
For the agreement, the foreigner will need documents that allow them to be identified. An essential role is played by the Italian codice fiscale - a tax number. It is used in numerous legal and financial operations related to the acquisition of real estate.
If the buyer cannot be personally present at a certain stage, the representation issue can be resolved through a special power of attorney. The Italian consulate separately emphasizes the possibility for foreigners to execute notarial documents in the appropriate state with subsequent legalization and translation if necessary for the document's use in Italy.
Therefore, before looking for an apartment, it is advisable for Ukrainians to go through three basic checks: whether they have the right to acquire a particular object, which documents are required for their specific situation, and what tax implications the purchase will have.
Stages of Buying an Apartment in Italy
The purchase of Italian real estate generally consists of several sequential stages. It is important not to skip the legal verification even when the apartment seems advantageous and the seller insists on quick paperwork.
The first step is to determine the budget. This should include not only the apartment's price but also associated costs. If it is planned to spend 150 thousand euros on the acquisition, this does not mean that the maximum price of the apartment should be precisely 150 thousand. A portion of the funds will need to be allocated for taxes, notary fees, agency commissions, translations, and other expenses.
The second stage is to search for the property. In Italy, one can work directly with the owner or through a real estate agency. The agency can organize viewings, communication with the seller, and part of the administrative procedures, but its involvement does not negate the need for independent legal verification.
The third stage is verifying the apartment. Before signing documents, it is necessary to clarify who owns the property, whether there are any mortgages or other encumbrances, whether the cadastral information corresponds to the real state of the apartment, whether the rearrangements were legally executed, and whether there are no issues with permits.
After agreeing on the main terms, the parties can enter into a preliminary purchase-sale agreement - compromesso or contratto preliminare. It records the parties, the object, the price, the terms for signing the final contract, and other agreements. At this stage, a deposit or advance may be provided.
With the preliminary agreement, one must be especially careful. The Italian tax service notes that when registering the preliminary agreement, separate tax obligations may arise. In particular, for amounts paid as caparra confirmatoria, a proportional registration tax is provided, and different rules apply to advance payments.
The next stage is the preparation of the final agreement. It is concluded in the form of a notarial deed. The notary verifies the necessary legal information, prepares the document, and ensures compliance with the relevant registration formalities.
Upon signing the final agreement, the buyer becomes the owner according to the agreement's terms and Italian legislation. The notary carries out the necessary actions for registering the document, and the taxes owed through the notary are transferred by them to the respective authorities.
The general scheme looks like this:
- budget determination;
- choice of city and apartment;
- verification of the buyer's right to acquire;
- legal and technical verification of the object;
- price agreement;
- signing of a preliminary agreement;
- making the expected payment;
- preparation of the final notarial deed;
- payment of taxes and other expenses;
- signing the contract;
- registration of the transfer of ownership rights;
- handover of the apartment to the buyer.
The sequence itself matters. The most dangerous thing is to transfer a significant sum to the seller before it is clear whether the apartment can be sold legally and whether its actual condition corresponds to the documents.
How to Check Property Before Purchase
Checking the apartment is one of the most important stages of the transaction. A good renovation, advantageous location, and low price do not guarantee legal purity of the object. It is especially important to be cautious with real estate that has been reconstructed for many years without proper documentation.
Before buying, it is essential to identify the owner and their right to dispose of the apartment. If there are multiple owners, it is necessary to determine who specifically has to sign the contract. Special attention is required in cases of inheritance, gifts, joint ownership, or representation by a power of attorney.
Next, registers and cadastral data are checked. In Italy, cadastral information is crucial for real estate transactions. The contract should specify the relevant cadastral data and also information about the compliance of the actual condition of the apartment with the cadastral records.
The Italian tax service specifically highlights the necessity for the cadastral data and plans to conform to the actual state of the object. The notarial deed must contain the relevant data, and the owners must confirm the conformity of the property with the cadastral information or provide the legally required confirmation of technical compliance.
It is equally important to check the urban planning documentation. If the owner has combined the kitchen with the room, changed the layout, added a balcony, or made other significant changes, it is necessary to establish whether they were allowed and properly documented.
The buyer should also check for mortgages, liens, and other encumbrances. The property may have a history of previous transactions, loans, or inheritance disputes. This is why verification should not be limited to the documents voluntarily provided by the seller.
A separate block of questions applies to apartment buildings. If the apartment is located in a condominium, it is essential to verify information about maintenance contributions, any possible debts, and planned major repairs. An expensive repair of the facade, roof, elevator, or other common areas of the building can significantly increase the actual costs for the buyer.
It is advisable to assess the technical condition of the apartment as well. Old Italian houses may have beautiful architecture but require significant investments. Before purchasing, it is preferable to involve an independent technical specialist who can evaluate the condition of structures, communications, electrical wiring, heating, plumbing, and other systems.
For a buyer from another country, an independent check is especially important due to the language barrier. Even if the contract is translated, complex legal and technical terms may have meanings that are difficult to assess correctly without professional assistance.
It is advisable to get answers to at least the following questions:
- who is the legal owner;
- whether all owners agree to the sale;
- whether there are any mortgages or other encumbrances;
- whether the cadastral data correspond with the actual object;
- whether the rearrangements were legally executed;
- whether there are any unresolved construction violations;
- whether the necessary condominium contributions are paid;
- whether there are any legal disputes regarding the property;
- whether there are any hidden obligations related to the apartment;
- whether the technical condition corresponds to the sale price.
Such verification may seem like a waste of time, but it can protect against significantly higher expenses after the deal is closed.
Taxes and Additional Costs When Buying
The price listed in the advertisement is not the final amount the buyer will spend on the apartment. The tax burden in Italy depends on who is selling the property, whether the transaction is VAT-exempt, whether the buyer is eligible for the "first home" benefits, and what specific characteristics the object has.
If the housing is purchased from a private owner or a company whose sale is exempt from VAT, the general rule without the "first home" benefit is a registration tax of 9%, and mortgage and cadastral taxes of 50 euros each. A minimum amount is provided for the registration tax.
If the sale is subject to VAT, the tax structure changes. For certain residential properties, the VAT rate is 10%, while for certain categories of homes, it is 22%. At the same time, the registration, mortgage, and cadastral taxes in this situation are paid in a fixed amount.
Separately, there is a tax benefit regime for the acquisition of "first homes." If certain conditions are met when purchasing from a private person or a company selling without VAT, the registration tax may be 2% instead of 9%, and the mortgage and cadastral taxes are 50 euros each. When selling subject to VAT, a rate of 4% instead of the standard may apply to the relevant housing.
However, the right to such benefits does not arise simply because the buyer is purchasing real estate for the first time in their life. The law sets specific conditions regarding the object itself and the buyer's situation. Therefore, before signing the contract, it is necessary to check whether the "first home" regime can genuinely apply.
An important mechanism is the prezzo-valore system. Under certain conditions, an individual purchasing residential real estate may request the notary to apply taxation based on the cadastral value rather than the actual sale price. For this, it is necessary to meet certain conditions and make a corresponding request directly in the contract.
In addition to taxes, notary fees should be considered. Their amount depends on the complexity of the transaction, value, and other circumstances. If a real estate agency is involved, the budget will also include a commission for mediation. There may also be expenses for translation, legal consulting, technical specialists, bank services, and mortgage processing.
When buying with borrowed funds, additional costs are associated with property valuation, securing the mortgage, and bank procedures. The Italian tax service also includes intermediary commission, valuation costs, mortgage processing or cancellation, bank, and notarial expenses related specifically to the loan among the associated mortgage costs.
Therefore, the practical budget should be formulated using the formula: apartment price plus taxes plus notary plus agency plus technical and legal checks plus possible banking and translation costs. It is advisable to calculate the exact amount before signing the preliminary agreement.
Property Ownership Registration
The key document for transferring property ownership is the final purchase-sale contract, which is executed with the involvement of a notary. At this stage, the buyer should already understand the legal status of the object, the amount of taxes, and all financial conditions of the transaction.
The notary in Italy performs a much broader function than merely certifying signatures. They participate in checking the legality of the transaction, preparing the notarial deed, controlling compliance with necessary formalities, and carrying out relevant registration actions. The Italian consulate also emphasizes that a notary can act as a legal advisor within their professional competence and participate in executing formalities regarding the act they have drawn up.
Before signing, the buyer should carefully review the final text of the contract. For a foreigner, it is important to understand not only the overall price but also the conditions for transferring funds, the deadline for freeing the apartment, the state of the object, the presence of furniture, the obligations of the parties, and the consequences of non-compliance with the agreements.
If the buyer does not command the Italian language well enough, they should not sign documents whose content remains unclear. It is essential to ensure quality translation or the involvement of a translator in the procedure if the situation requires it.
For a foreigner, it is also important to prepare personal documents properly. The process of purchasing may involve a passport, documents showing the legality of residence, codice fiscale, and other documents depending on the specific situation. If documents are issued outside of Italy, translation, legalization, or another form of verification of their validity may be required.
In the case of purchasing through a representative, proper authorization must be executed. For foreign documents, the procedure depends on the country in which the document was drawn up and the rules for its use in Italy. The Italian consulate states that foreign citizens can execute documents valid for use in Italy through the relevant foreign notary with subsequent legalization and translation procedures when necessary.
After signing the deed, the notary performs the actions prescribed by law regarding registration. Taxes owed through the notary are also remitted by them to the state authorities. According to the Italian tax service, during notarial execution, it is the notary who carries out the relevant registration and payment of the determined taxes.
Separately, it is necessary to ensure the actual acceptance of the apartment. The buyer must receive the keys and agree with the seller on the date of handover if it does not coincide with the signing date of the deed. It is advisable to document the condition of the property and meter readings, as well as ensure that all necessary documents have been transferred.
Thus, property registration does not end merely with the transfer of money. A complete transaction consists of legal documentation, tax procedures, registration, and the actual handover of the object.
Typical Risks for Foreign Buyers
A foreign buyer is in a more complicated position than a local resident, primarily due to the lack of knowledge about the law, the language, and the specifics of the local market. Even if the transaction seems simple, one overlooked detail can lead to additional costs or delays in processing.
One of the main risks is purchasing an apartment with discrepancies between the actual condition and the documents. For instance, the seller might show a property with alterations that are not properly reflected in the cadastral or urban planning documents. After the purchase, it may fall upon the new owner to solve such issues.
The second risk is hidden encumbrances. Mortgages, liens, or other legal issues may complicate the transfer of ownership rights. For this reason, verifying records before signing the final agreement is crucial.
The third risk is incorrect assessment of repair costs. Italy has many old residential properties, especially in historical centers and small towns. A low price may not only reflect weak demand but also the need for costly repairs. Old heating systems, electrical frameworks, roofs, humidity, facades, and infrastructures may significantly increase the total budget.
The fourth risk is debts or substantial costs associated with the condominium. An apartment may appear inexpensive, but the building may require extensive repairs. Therefore, before purchasing, it is necessary to clarify not only the condition of the apartment but also the financial situation of the entire building.
The fifth risk is focusing exclusively on the price per square meter. Even within a single city, the difference between neighborhoods can be enormous. In 2026, the average price in Milan was over 5000 euros per square meter, with certain central neighborhoods exceeding 10,000 euros. Meanwhile, in more affordable cities across the country, figures were found below 1000 euros per square meter.
The sixth risk is misunderstanding taxes. The buyer may rely on the price in the advertisement without accounting for the difference between purchasing from a private individual and a company, VAT, registration tax, potential benefits, and additional expenses. The tax scheme depends on the specific transaction; therefore, it needs to be calculated before signing the preliminary agreement.
The seventh risk is premature payment of a significant deposit. The existence of a signed document should not be interpreted as a substitute for thorough inspection. One should be particularly careful in situations where the seller or intermediary creates an artificial time pressure and demands immediate payment.
The eighth risk is the language barrier. A translation error in a legal term can have financial consequences. For complex real estate transactions, it is better to spend funds on professional translation and consultation rather than signing a document whose content is not fully understood.
The ninth risk is assuming that the purchase of an apartment automatically grants the right to permanent residency. These are different legal processes. Owning property may be an important financial circumstance, but it does not, by itself, replace the immigration authorization.
Finally, it is essential not to view Italian real estate only as an inexpensive opportunity to acquire housing in Europe. The market is highly heterogeneous. As of 2026, the average price of housing across the country was increasing, but there remained a tremendous difference between regions and cities. In Milan, Venice, Bologna, Florence, and other popular centers, prices were significantly higher, whereas in some smaller towns and less in-demand regions, significantly more affordable properties could be found.
For Ukrainians, the safest approach is to consider purchasing an apartment in Italy not as one transaction but as a sequence of verifications: first, the right to purchase, then the budget, legal status of the property, cadastral and technical compliance, taxes, conditions of the preliminary agreement, and only after that - the final notarial registration. This order allows seeing the real cost of the future purchase and significantly reduces the risk of unforeseen issues after the transfer of ownership rights.
Overall, this is a feasible option, but it is quite complex for a quick purchase of real estate. However, for Ukrainians, Italy may prove to be a good choice even without purchasing an apartment or house.