The Italian property buying system works differently from the UK, US, or anywhere else you've probably bought property. Deposits become non-refundable faster than you'd expect. Due diligence falls entirely on the buyer,the notary won't protect you. Estate agents work for sellers, not buyers.
These guides walk you through what actually happens, what it really costs, and where the risks hide that no one mentions until you've already lost money.
The System Protects Sellers, Not Buyers
In Italy, your deposit can become non-refundable before you've completed any due diligence. The notary checks documents but doesn't protect your interests. Estate agents legally represent the seller. Understanding the process before you make an offer isn't optional,it's your only protection.
Start with: The Purchase Process Explained →Essential Reading
The True Cost of Buying
That €50,000 farmhouse will cost you €65,000 by the time you have keys. Full breakdown of taxes, fees, and the costs nobody mentions.
Read guideThe Proposta Trap
The proposta d'acquisto is where most foreign buyers make expensive mistakes. Your deposit becomes non-refundable the moment the seller accepts,before you've done any due diligence.
Read guideAll Buying Guides
True Cost
That €40,000 farmhouse isn't €40,000. Here's a full breakdown of what buying actually costs.
Read guidePurchase Process
Proposta, compromesso, rogito. Three words, three contracts, and more ways to lose money than you'd expect.
Read guideEstate Agents
They're legally required to be neutral. In practice, they're incentivised to close the deal.
Read guideDue Diligence
Italian due diligence isn't optional; it's your only protection in a system where the buyer carries most of the risk.
Read guideRenovation
"We'll have it done in three months." They won't. Here's what actually happens.
Read guideLanguage Barriers
Every document you sign will be in Italian. Here's what you need to manage.
Read guideRed Flags
"Needs updating." "Full of potential." "Sold as seen." These phrases are warnings, if you know how to read them.
Read guideThe Proposta Trap
The moment the seller signs, you're committed. Your deposit is at risk. This is where foreign buyers lose money.
Read guideThe Buying Process at a Glance
Find Property & Make Offer (Proposta d'Acquisto)
Written offer with deposit cheque. Once the seller accepts, you're committed,and your deposit is at risk if you withdraw.
Preliminary Contract (Compromesso)
Detailed contract with larger deposit (typically 10-30% of purchase price). All due diligence should be complete before signing. This is often skipped for simpler purchases.
Final Deed (Rogito/Atto)
Signed at the notary's office. Balance paid (often by banker's draft). Keys handed over. You own the property. Champagne optional but recommended.
Related Topics
Property buying connects to residency requirements, tax implications, and choosing where to live. These guides help you see the full picture before you commit.