How to Buy an Apartment in Italy: The Complete Guide for French Buyers

Published on July 6, 2026 and written by Cyril Jarnias

Buying an apartment on the other side of the Alps is an increasingly common dream for the French. Whether for a second home by the sea, a pied-à-terre in Rome or Milan, or a retirement project under the sun, Italy is now among the most sought-after destinations for French-speaking expats and real estate investors. But between the codice fiscale, the compromesso, the rogito, the prima casa rules, and a maze of taxes and fees, the process can quickly become confusing.

Understanding the framework: French buyers’ rights and market reality

Before diving into the details, it is essential to know what is possible, what is not, and what real estate actually costs in Italy.

Rights of a French buyer in Italy

As a European Union citizen, a French national can buy an apartment in Italy under exactly the same conditions as an Italian. There are no quotas for foreign owners or specific restrictions on apartments, houses, villas, or condominium units. Key points include:

– no visa or special permit is required to purchase;

– the real estate transaction is independent of immigration status: you can buy as a simple tourist or even remotely;

– ownership rights are full and complete, in full ownership (piena proprietà), just like for an Italian.

Price levels: How does Italy compare to France?

In 2026, the average price per square meter in Italy is around €2,100 according to Immobiliare.it data, up 2.6% year-on-year. This average masks huge regional differences, but provides a first benchmark: Italian real estate remains, overall, significantly cheaper than in France.

Some telling comparisons in dollars (to illustrate orders of magnitude; the trends are the same in euros):

Broadly speaking, buying in Italy costs between a third and nearly half less per square meter than in many French markets, especially outside very touristy city centers like Milan or Florence.

Major cities and regions: Some price benchmarks

The figures by city show just how fragmented the country is:

In the most sought-after historic centers, prices soar: some streets in the heart of Milan exceed €11,000/m², Rome can climb to €8,000–15,000/m² depending on the neighborhood, the Amalfi Coast or Positano flirt with or exceed €10,000/m², and Porto Cervo in Sardinia has apartments starting at €750,000 for two bedrooms, with villas reaching several million.

Buy or rent: When does buying become worth it?

Italy is a country where buying almost always ends up being more profitable than renting, but not immediately. Long-term profitability studies show that the break-even point between buying and renting is on average between 7 and 12 years depending on the city. For stays under 5 years, the entry and exit costs (notary, taxes, agency, possible renovations) often make renting more logical, especially for highly mobile profiles.

Some rental data (in €/m²/month) show the rental pressure:

A three-room apartment in central Milan rents for between €1,400 and €2,500 per month, comparable to Paris for sometimes smaller surface areas. At the other end, in small southern towns, you can still find a three-room apartment for under €700–800 per month.

In practice:

– for a temporary stay (less than 3 to 5 years): renting often remains rational;

– for a 10-year or longer project: buying generally becomes more financially attractive, especially in cities with reasonable price-to-rent ratios (Naples, Turin, South).

Step 1: Preparing your budget, well beyond the listed price

One of the recurring traps for the French is focusing on the sale price without factoring in all the Italian ancillary costs. In 2026, a foreign buyer should plan for, on average, between 10% and 16% of the purchase price in additional fees and taxes. In the heaviest cases (new build with 10% VAT, agency, credit, inspections, complex paperwork), the overall bill can even reach between 15% and 22%.

Overall budget: A sample calculation

To visualize, let’s take an apartment at €300,000 bought as a second home (seconda casa) from a private individual:

– typical range of total fees: 10–16% of the price, i.e., €30,000 to €48,000;

– best-case scenario (with prima casa, no agency, simple file): 4–6% of the price, i.e., €12,000 to €18,000 for €300,000;

– worst-case scenario (new build with 10% VAT, buyer’s agency, credit, technical studies): 15–22% of the price, i.e., €45,000 to €66,000.

It is therefore prudent, from the start, to add at least 10–15% to the price shown in listings to get a credible budget.

Main purchase expense items

In Italy, several categories of costs add up:

– Notary fees The Italian notary (notaio) is mandatory and acts as a public official. Their fees, paid by the buyer, generally represent between 1% and 2.5% of the declared value, with a practical minimum around €1,500–3,000. Typical amounts:

– for €200,000: approximately €2,000–3,000;

– for €500,000: around €3,500–5,000. On top of this is 22% VAT on the fee portion, plus various administrative and copy costs.

– Agency commission Real estate agencies (agenzie immobiliari) typically charge a commission to both the seller and the buyer. The buyer’s share usually falls between 2% and 5% of the price, plus 22% VAT on the commission. In practice, it is advisable to budget 3–4% to avoid surprises.

– Legal and technical fees Hiring a lawyer (ideally Franco-Italian) and a geometra or engineer for due diligence is highly recommended:

– real estate lawyer: about 1–2% of the price, depending on complexity;

– technical inspection (perizia tecnica) by a geometra: between €500 and €1,500.

Overall, it is reasonable to set aside, even before the first visit, a financial cushion of at least 10% of the acquisition budget for all these combined items.

Don’t forget the annual holding costs

Beyond the purchase, an Italian apartment incurs recurring costs:

– IMU (municipal property tax):

– primary residence: effectively exempt, except for luxury properties;

– secondary residence: overall rate around 0.4–1.06% of the cadastral value, often between €600 and €2,500 per year for a standard apartment, paid in two installments (June and December).

– TARI (waste tax): Paid by everyone, including primary residences. The amount depends on surface area and number of occupants, and can range from a few hundred to over a thousand euros per year depending on the municipality.

– Condo fees: For an apartment, budget between €200 and €1,000 per year in basic fees, much more in older buildings with central heating, elevator, concierge, etc.

– Maintenance: A sensible rule is to set aside 1–2% of the property’s value per year for routine work and unforeseen repairs.

Step 2: Choosing your city, your neighborhood… and your project

The second step is to align three elements: desired lifestyle, available budget, and project (personal use, seasonal rental, retirement, telecommuting, etc.).

North, Center, South: Three real estate Italies

We can roughly distinguish:

– The urban and expensive North: Milan, Turin, Bologna, parts of Veneto

– strong economic and rental dynamics;

– high square meter prices (Milan around €5,500/m² on average, some neighborhoods much higher);

– decent rental yield, but high entry ticket.

– Art cities and international destinations: Rome, Florence, parts of Naples, the Amalfi Coast, the Ligurian Riviera

– high heritage values (large purchase budget, strong resale demand);

– very expensive in historic districts and tourist coastlines;

– market very sensitive to regulations on tourist rentals.

The price/quality of life ratio is particularly attractive in regions like Abruzzo (sea + mountains, ski resorts, historic villages), some areas of the South, or lesser-known lakes. A renovated apartment with a lake view can be found there for around €120,000–160,000, a large space in a historic center between €120,000 and €200,000.

City rankings: Example of buy/rent break-even

A study combining prices and rents shows that, in several major cities, buying becomes more advantageous than renting after a certain number of years:

This type of ratio is useful for guiding your choice: in a city where the break-even point is low (Naples, Turin), buying quickly makes sense, whereas in a very expensive city where you don’t plan to stay long, renting may still be preferable.

Cost of living: Italy remains slightly cheaper than France

Beyond the property itself, you need to factor in the local cost of living. In 2026, for a single person:

– France: average cost of living around $1,737 USD per month (excluding rent);

– Italy: approximately $1,624 USD; France remains on average 7% more expensive.

Urban rent side

Urban tenant

– 1 bedroom in city center: Italy around $834 USD, France about $895 USD;

– 3 bedrooms in city center: Italy about $1,556 USD, France around $1,771 USD.

Italy therefore remains generally a bit cheaper, both in cost of living and real estate, which reinforces the appeal of buying there to spend part of the year or prepare for retirement.

Step 3: Mastering the Italian legal process, from codice fiscale to rogito

The purchase process follows a precise timeline. The good news for a French buyer: the overall structure is similar to the French procedure, but with specificities that must be mastered.

Getting your codice fiscale: The administrative cornerstone

The codice fiscale is the Italian tax identification number. Without it, you cannot:

– open an Italian bank account;

– sign a purchase offer or preliminary contract;

– pay taxes related to the transaction;

– put water, electricity, or gas meters in your name.

This number is free and can be obtained:

– either from an Italian consulate in France;

– or from the Agenzia delle Entrate in Italy.

This is an absolutely essential step, to be completed before any signature, including a simple written offer. In 2026, digitized application procedures partially speed up timelines, but it is still wise to anticipate a few weeks in advance.

Opening an Italian bank account and arranging financing

Having an Italian account greatly facilitates:

– transferring the price on the day of the rogito;

– paying taxes collected by the notary;

– setting up direct debits for condo fees, local taxes, and bills.

Regarding financing, two options are available for a French buyer:

– borrowing in France, possibly mortgaging French assets or applying for an unsecured loan:

– some French institutions accept financing for a purchase abroad with a debt-to-income ratio and loan-to-value (LTV) typically capped at 70–80%;

– the banking relationship remains within a familiar legal framework.

– borrowing in Italy via a mutuo ipotecario:

– most Italian banks finance non-residents, but under more cautious conditions than for residents;

– LTV often limited to 50–60% of the appraised value;

– minimum down payment around 30–40%, or even 40–50% for a second home;

– maximum term often 20 years for non-residents (compared to 10 to 30 years for residents);

– fixed rates for non-residents starting around 3.2% for very solid files and potentially rising to 3.8–4% at 60% LTV;

– variable rates indexed to Euribor plus bank margin, typically landing around 3–3.5% all-inclusive in 2026.

Banks require a very comprehensive file: passport, codice fiscale, French tax returns, bank statements for the last 6 to 12 months, pay slips or financial statements, pension documentation, proof of assets, proof of down payment and source of funds. The total monthly installment should not exceed about one-third of proven net income, and total monthly debt should not exceed 30–35%.

Note: A non-resident buying a second home cannot benefit in Italy from the mortgage interest tax deduction reserved for primary residences.

Securing the chosen property: Visits and technical due diligence

Buying in Italy requires being particularly vigilant about urban planning and cadastral compliance, undeclared work (abusi edilizi), and the actual condition of the building. Ideally, arrange at least two visits (weekday and evening or weekend) to assess:

– the condition of common areas, roof, facades, balconies;

– noise (neighbors, bars, traffic, church bells, tourism);

– traffic, parking, access (stairs, elevator);

– actual brightness and orientation compared to the floor plan.

It is highly recommended to hire a geometra or engineer for a perizia tecnica: inspection of structure, roof, electrical and plumbing systems, heating, ventilation, search for signs of moisture, cracks, asbestos in buildings built before 1992. The cost (€500–1,500) can prevent tens of thousands of euros in nasty surprises.

Concurrently, the lawyer and geometra carry out a series of legal checks:

– visura catastale: cadastral record specifying surface area, category, cadastral value, usage;

– visura ipotecaria: record of mortgages, liens, seizures, and other charges;

– consistency between the cadastral plan (planimetria catastale) and the physical reality of the property;

– search for urban planning irregularities, unauthorized extensions, granted amnesties (condono);

– check of the urban planning compliance certificate (conformità urbanistica) and the certificate of habitability (certificato di agibilità);

– review of the APE (energy performance certificate) – an important point in light of reinforced energy thresholds by 2030;

– verification of condo meeting minutes, regulations, absence of unpaid charges or special assessments.

The purchase offer (proposta d’acquisto)

Once the property is found, the first contractual step is the formal offer, the proposta d’acquisto. This is a written document, usually prepared by the agent, specifying:

– the identity of the buyer and seller;

– the description and address of the property;

– the proposed price, payment terms, possible use of credit;

– the expected timelines for signing the preliminary contract and the rogito;

– conditions precedent (obtaining a loan, satisfactory outcome of the technical perizia, etc.);

– the validity period of the offer (often 2 to 4 weeks);

– the amount of a small accompanying deposit (often €5,000–10,000 or 1–2% of the price).

This deposit is held in escrow. If the seller accepts, the offer can become binding and the deposit turns into a confirmatory deposit (caparra confirmatoria). If the buyer withdraws without a reason provided in the conditions precedent, they lose the deposit; if the seller withdraws, they must return double the amount.

It is crucial to have the proposta reviewed or drafted by a lawyer, to include strong conditions precedent and avoid any premature obligations.

The compromesso: The Italian equivalent of the preliminary sale agreement

Next step: the compromesso (or contratto preliminare). It is equivalent to the French preliminary contract but with specific features:

– it is legally binding on both parties;

– it details: price, schedule, payment terms, inventory, sale conditions, penalties in case of default;

– a deposit of 10 to 30% of the price is paid at this stage, usually qualified as caparra confirmatoria.

Rules for this caparra:

– if the buyer withdraws without a legitimate reason provided in the contract, they lose their caparra;

– if the seller withdraws, they must pay the buyer double the deposit received.

The compromesso can be registered with the Agenzia delle Entrate (which is strongly advised). This incurs:

– a fixed registration tax of €200;

– a 0.5% tax on the caparra;

– a 3% tax on any advance payment on the price.

Before signing this document, it is essential that the legal and technical checks are advanced, even completed: clear title, absence of undisclosed mortgage debts, urban planning compliance, condominium status, etc.

The rogito: The final deed before the notary

The rogito notarile is the definitive deed of sale. It must take place before an Italian notaio, a neutral public officer whose role is to:

– verify again the title of ownership and the absence of undisclosed charges;

– ensure cadastral and urban planning compliance;

– calculate and collect transfer taxes, registration fees, any VAT, mortgage and cadastral taxes;

– draft the deed in accordance with the law, including all mandatory mentions (price, payment terms, cadastral data, list of building permits, identification of the real estate agent and their commission, etc.);

– have the parties sign, after reading the full deed aloud in Italian;

– proceed with filing and registration of the deed with the Agenzia delle Entrate and the Conservatoria dei Registri Immobiliari within 20–30 days.

If the buyer does not speak Italian fluently enough, the law requires a sworn interpreter and often a bilingual or translated version of the deed. It is also possible, if you cannot attend in person, to grant a special power of attorney (procura speciale) to a lawyer or trusted person, notarized with apostille, to sign on your behalf.

On the same day as the rogito:

– the balance of the price is paid, usually by bank transfer or Italian bank check;

– taxes and notary fees are settled;

– the keys are handed over and possession is transferred.

After the signing, the buyer must arrange the transfer of electricity, gas, water, and internet contracts, and notify the municipality of their status as owner. They will then need to regularly pay annual taxes (IMU, TARI) and verify the cadastral update.

Step 4: Optimizing Italian taxes for a French buyer

Italy offers a tax system very different from France, with interesting leverage but also pitfalls if you do not understand the distinctions between primary and secondary residence, or between tax resident and non-resident.

Prima casa vs seconda casa: A major budget issue

The distinction between prima casa (primary residence) and seconda casa (secondary residence) is central. It affects:

– registration fees or VAT at acquisition;

– IMU (annual municipal tax);

– certain additional benefits.

To qualify for the prima casa regime on a purchase from a private individual:

– you must commit to transferring your residence to the municipality of the property within 18 months of signing the rogito (except for special cases of expatriated Italian nationals);

– not already own another home in the same municipality;

– not own another property under the prima casa regime already benefiting from this benefit;

– the property must not belong to a luxury cadastral category (A/1, A/8, A/9).

The savings are substantial:

For a French person planning to actually settle in Italy and become a tax resident, optimizing with prima casa can save tens of thousands of euros at purchase, plus several hundred or even thousands of euros per year in IMU. Conversely, if the property is used as a vacation second home, it will remain subject to the higher seconda casa rates.

Taxation at purchase, ownership, and resale

Let’s recap the main taxes related to Italian real estate for a French buyer:

– At purchase

– Imposta di registro (if private seller): 2% (prima casa) or 9% (seconda casa), on the cadastral value;

– IVA (if developer seller): 4% for prima casa, 10% for seconda casa, 22% for luxury properties;

– Imposta catastale e ipotecaria: generally €50 each if buying from a private individual, €200 each if subject to VAT.

– At annual ownership

– IMU: 0.4–1.06% of the cadastral base for secondary residences, exempt for non-luxury primary residences;

– TARI: waste tax, based on surface area and number of occupants.

– At resale

– capital gains tax is generally 26% if the resale occurs within 5 years (except for primary residence or other exceptions);

– beyond 5 years, for a non-resident, the capital gain is generally exempt in Italy, subject to tax treaties and possible French taxation depending on tax residence.

Tax resident or non-resident: Consequences for a French buyer

A French person living more than 183 days per year in Italy becomes, in principle, an Italian tax resident and is taxable on worldwide income in Italy. If they remain a French tax resident and only use the apartment part of the year, they are considered a non-resident: they then pay only taxes related to the property in Italy (acquisition taxes, IMU, TARI, tax on Italian rental income if applicable).

In cases of change of tax residence, mixed use (personal + rental), or ownership through a company, the trade-off between French and Italian tax systems and bilateral treaties requires consulting a tax specialist.

Step 5: Special case of retirees and long-term strategies

Italy is seeking to attract foreign retirees, especially in municipalities in the South. Some tax regimes and benefits can boost the appeal of settling there for a French person.

7% regime: An advantage for foreign retirees in the South

Foreign retirees who settle in municipalities with fewer than 20,000 inhabitants in certain southern regions (Sicily, Sardinia, Calabria, Campania, Basilicata, Abruzzo, Molise) can benefit from a very advantageous tax regime: a flat tax of 7% on their pensions for several years, provided they transfer their tax residence there.

Investment horizon: Thinking about resale and future standards

Over a 10- to 20-year horizon, several factors will affect the value and liquidity of your apartment:

A prudent French buyer will therefore look, from today, for properties:

– with no urban planning irregularities;

– with acceptable energy performance or realistic renovation potential;

– located in areas with solid structural demand (major university cities, top tourist hubs, regional capitals).

Step 6: Concrete chronological timeline of a typical purchase

To summarize, here is a realistic roadmap for a French person wanting to buy an apartment in Italy:

– 1. 6 to 12 months before

– define the project (second home vs future primary residence, possible rental, retirement, telecommuting);

– set an overall budget including a 10–15% cushion for fees and taxes;

– research regions and cities suited to your lifestyle and budget;

– contact a Franco-Italian lawyer and, possibly, an international mortgage broker.

– 2. 3 to 6 months before

– request a codice fiscale from the Agenzia delle Entrate or the Italian consulate;

– open an Italian bank account;

– prepare your financing file, whether with a French or Italian bank;

– identify 2 or 3 portals (Immobiliare.it, Casa.it, Idealista, etc.) and a few reputable local agencies.

– 4. Identifying the target property

– hire a geometra for an initial technical and cadastral analysis;

– consult the lawyer on the transaction structure (direct ownership, prima casa regime or not, planned rental, etc.);

– prepare a negotiation strategy and conditions precedent.

– 5. Purchase offer (proposta d’acquisto)

– have the offer drafted or reviewed by the lawyer;

– make a small deposit (€5,000–10,000 or 1–2% of the price) held in escrow;

– include clauses making the final commitment conditional on obtaining a loan and on satisfactory technical and legal due diligence.

– 6. In-depth due diligence

– launch the visura catastale and ipotecaria;

– check the certificato di agibilità, building permits, any regularizations (condono);

– ensure full consistency between the cadastral plan and reality;

– carry out a complete perizia tecnica (structure, installations, absence of asbestos, etc.).

– 8. Interim phase (often 60–90 days)

– finalize the loan offer and obtain final bank approval;

– prepare your own funds for the day of the rogito;

– arrange home insurance, possibly rental taxation if planned.

– 9. Rogito

– appear before the notary (or be represented via procura speciale);

– do a final check of the deed, with an interpreter if needed;

– pay the balance of the price, taxes, and notary fees;

– receive the keys and conduct a joint inventory.

– 10. After the purchase

– transfer electricity, gas, water, and internet subscriptions;

– register with the municipality as owner;

– note the deadlines for local taxes (IMU, TARI);

– consider, if planning a permanent move, changing tax residence, the prima casa status, or even specific regimes (retirees, flat tax for large assets, etc.).

Conclusion: An accessible project, provided you are methodical

Buying an apartment in Italy as a French person is by no means an adventure reserved for insiders. The legal framework effectively protects the buyer, the notary acts as a neutral arbiter, and purchase rights are identical to those of Italians. The market remains generally more affordable than in France, interest rates are competitive, and certain regions—especially in the South—combine low prices, attractive tax regimes for retirees, and a high quality of life.

For a French person ready to follow these steps methodically, the Italian apartment is no longer an unattainable dream, but a structured investment, potentially more economical than in France, and above all, a gateway to a long-term lifestyle on the other side of the Alps.

Cyril Jarnias

Cyril Jarnias is an independent expert in international wealth management with over 20 years of experience. As an expatriate himself, he is dedicated to helping individuals and business leaders build, protect, and pass on their wealth with complete peace of mind.

On his website, cyriljarnias.com, he shares his expertise on international real estate, offshore company formation, and expatriation.

Thanks to his expertise, he offers sound advice to optimize his clients' wealth management. Cyril Jarnias is also recognized for his appearances in many prestigious media outlets such as BFM Business, les Français de l’étranger, Le Figaro, Les Echos, and Mieux vivre votre argent, where he shares his knowledge and know-how in wealth management.

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