Notaries and Fees in Italy: The Complete Guide

Published on October 3, 2025 and written by Cyril Jarnias

Real Estate Purchase in Italy: A Cultural and Legal Experience

In a country rich in history and heritage like Italy, purchasing property is often more than just a financial transaction; it’s a genuine cultural experience.

The Key Role of Italian Notaries

This article aims to thoroughly explore the essential role of notaries in the purchasing process, while demystifying notary fees, often feared yet unavoidable.

In Italy, these legal professionals play a pivotal role, ensuring the legality and compliance of every aspect during sometimes complex real estate transactions.

Understanding the Role of the Notary in Italian Real Estate Purchases

The notary in Italy has the primary functions of guaranteeing the legal compliance of documents and the transaction, authenticating the deed (rogito), and recording the property transfer in the land registry, thereby securing the rights of both buyer and seller. They verify titles, liens and mortgages, urban planning/cadastral compliance, and the identity of the parties, then draft and execute the public deed, which becomes enforceable once recorded.

Key Functions of the Notary

• Verification of the transaction’s legality and documents (titles, liens, easements, mortgages, urban planning and cadastral compliance).
• Drafting and execution of the sale deed (atto/rogito), authentication and subsequent formalities.
• Registration/recording in the land registry (Conservatoria), making the transfer enforceable against third parties.
• Management of funds and security deposits associated with the sale, according to local practices and contractual conditions.
• Impartiality and independence, serving the validity and legal security of the transaction.

Importance for Property Transfer and Legal Security

• Land registry publicity through recording ensures the continuity of rights and protects against subsequent claims.
• Verification of liens and compliance prevents acquiring a property with encumbrances or irregularities, limiting litigation risk.
• The notary centralizes formalities, guaranteeing the regularity of the transfer and the fulfillment of legal and tax obligations.

Stages of the Process Where the Notary Intervenes

• Preliminary contracts:
  • Review of the purchase offer and preliminary agreement (contratto preliminare), preliminary checks and security clauses (suspensive conditions).
• Preparation of the rogito:
  • Checks on ownership, mortgages, urban planning/cadastre; collection of documents; drafting of the deed.
• Signing:
  • Reading, identity verification, execution of the public deed and authentication of signatures.
• After signing:
  • Payment of taxes and registration and recording formalities in the land registry.

Collaboration with Other Professionals

• Real estate agents:
  • Transmission of property information, coordination of viewings, offers and preliminary agreements; the notary relies on these elements for their checks and to set the contractual timeline.
• Lawyers:
  • Advice and negotiation for the parties; the lawyer prepares/validates contractual clauses, the notary verifies legality, formalizes the deed and registers it.
• Practical advice:
  • Choose a notary independent of the agent/seller and, if necessary, bilingual, to streamline the process and reinforce impartiality.

Summary Table of Roles

Actor	Main Role	Key Interventions
Notary	Legal security, authentication, land registry publicity	Verification of titles/liens/planning; drafting/rogito; registration/recording
Lawyer	Advice and protection of one party’s interests	Contract analysis, clause negotiation, dispute management
Real Estate Agent	Connection and commercial negotiation	Purchase offer, preliminary agreement, coordination of files and deadlines

The Italian notary is the architect of the legal security of the sale: they verify validity, authenticate the deed, manage formalities and make the transfer enforceable, protecting all parties.

Notary Fees in Italy: What You Need to Know

Notary fees in Italy correspond to all costs billed and collected by the notary to formalize and secure a legal deed, to which are added taxes and duties owed to the State and public registries. They cover both the notary’s fees and the taxes they collect and remit for the concerned operation.

Typical Structure of Notary Fees

• Notary’s fees: professional remuneration for the preparation, checks, signing and subsequent formalities of the deed; often expressed as a percentage of the price or as a flat fee depending on complexity, with usual ranges around 1 to 3% for a real estate purchase, sometimes 2 to 4% depending on the case.
• Duties and taxes collected by the notary:
  • Registration tax (imposta di registro): 2% for the buyer eligible for the “prima casa” regime, 9% otherwise, on the relevant taxable base.
  • Mortgage tax (imposta ipotecaria): €50 or €200 depending on the regime.
  • Cadastral tax (imposta catastale): €50 or €200 depending on the regime.
  • VAT (IVA): 4%, 10% or 22% if the sale is subject to VAT (especially professional seller/new build), substituting the registration tax in some cases.
• Possible ancillary fees:
  • Sworn translation/interpretation if necessary.
  • Copies, formalities, registries, stamps.
  • Agency commission, separate but often settled at the same time.

Role of the Notary in Italy and Justification of Fees

• The notary is an impartial public officer tasked with drafting the authentic deed, verifying ownership, absence of mortgages, urban planning and cadastral compliance, identity of the parties and the overall legality of the transaction.
• They ensure tax registration, recording in the land registry and land registry publicity, making the deed enforceable against third parties; it is the essential “recordable” title for securing ownership.
• They calculate and collect due taxes and remit them within legal deadlines, centralizing and ensuring tax compliance.

Fee Variations by Type of Deed and Usual Levels

• Real estate purchase:
  • Fees: often ~1–3% of the price (sometimes 2–4% mentioned).
  • Duties: registration tax 2% (prima casa) or 9% (secondary residence/non-eligible buyer); mortgage and cadastral taxes at €50 or €200; VAT 4/10/22% if applicable (VAT-applicable sale).
• VAT-applicable sale (new build/developer): VAT due; registration tax may be fixed, with mortgage/cadastral at fixed amounts depending on the case.
• Inheritances and donations: inheritance/donation taxes variable by kinship and allowances; notary fees proportional to complexity (checks, inventories, publications).
• Marriage contracts/matrimonial regimes, wills, powers of attorney: fees generally flat or proportional to complexity; fixed registry duties and stamps.
• Other deeds (mortgages, releases, divisions, companies): varying scales depending on required formalities and registrations.

Regulation and Entities Influencing the Amount

• Taxes and duties (registration, mortgage, cadastral, VAT) are set by law and applicable tax scales; the notary is obligated to collect and remit them.
• Fees are no longer strictly standardized nationwide; they vary by practice, region, complexity and value of the deed.
• Factors that can influence the total cost:
  • “Prima casa” regime, nature of seller (individual vs company), new vs old, taxable base.
  • Requirement for translation/interpretation.
  • Volume of checks and technical/urban planning complexity.

Practical Tips to Anticipate and Prepare for Fees

• Request a detailed and itemized quote: fees + taxes (registration, mortgage, cadastral, VAT) + disbursements + translation + copies.
• Verify eligibility for the “prima casa” regime to reduce registration tax (2% instead of 9%) and some fixed duties.
• Confirm if the sale is subject to VAT (new build/business) or full registration tax; this significantly changes the cost structure.
• Budget for ancillary fees (agency 2–4% if applicable, translations, expert reports), as the total “ancillary fees” of a purchase can reach 10–15% of the price in some cases.
• Anticipate deadlines: the notary remits sums within 30 days; plan for cash flow and payment method (secured wire transfer/certified check on signing day).
• Prepare in advance identity documents, tax documents (codice fiscale), proof of funds and, if applicable, “prima casa” certificates.

Numerical Calculation Examples

• Purchase of existing property from an individual, eligible primary residence “prima casa”
  • Price: €300,000
  • Notary fees (indicative 2%): €6,000
  • Registration tax: 2% = €6,000
  • Imposta ipotecaria: €50
  • Imposta catastale: €50
  • Total collected by notary (excluding agency, translations): €12,100.
• Purchase of existing property from an individual, secondary residence (non “prima casa”)
  • Price: €300,000
  • Fees (2%): €6,000
  • Registration tax: 9% = €27,000
  • Imposta ipotecaria: €200
  • Imposta catastale: €200
  • Total: €33,400.
• Purchase of new build from a developer (VAT-applicable transaction)
  • Price: €300,000
  • Fees (1.5%): €4,500
  • VAT: 10% = €30,000 (assumption dwelling not “prima casa”; 4% if “prima casa” conditions; 22% for certain properties)
  • Fixed duties (registration/mortgage/cadastral): typical fixed amounts €200 each depending on applicable regime
  • Approximate total (with 10% VAT): ~€35,100.
• Simple inheritance deed (asset value €400,000)
  • Notary fees (flat fee/estimate based on complexity): e.g., €2,000–€4,000
  • Inheritance taxes: depend on kinship and allowances; additionally plan for registration duties and publications.
  • Total: variable depending on kinship and legal allowances.

Cases of Reduction or Exemption

• “Prima casa” regime: registration tax reduced to 2% and mortgage/cadastral taxes reduced to fixed amounts, subject to eligibility conditions and residence commitment.
• VAT-applicable sales: substitution of proportional registration duties with fixed amounts; reduced VAT possible (4%) for “prima casa”.
• Reduced fixed amounts (€50) for certain taxes in “prima casa” cases or specific regimes.
• Fee negotiation: absence of standardized pricing sometimes allows for adjustment based on complexity and workload.

Summary Table of Common Items (Real Estate Purchase)

Item	“Prima casa” (existing, individual seller)	Secondary Residence (existing)	New Build Subject to VAT
Notary fees	~1–3% (e.g., 2%)	~1–3% (e.g., 2%)	~1–3% (e.g., 1.5–2%)
Registration tax	2%	9%	Fixed (if VAT due)
VAT	0%	0%	4% / 10% / 22%
Imposta ipotecaria	€50	€200	Fixed (often €200)
Imposta catastale	€50	€200	Fixed (often €200)

Important: Be sure to request a detailed fee note distinctly itemizing fees, taxes and disbursements, and to verify the application of the “prima casa” regime or VAT, as these are the two levers that most modify the final amount.

Demystifying Hidden Costs When Buying Real Estate in Italy

The main hidden costs when buying real estate in Italy include transfer taxes (registration, mortgage, cadastral or VAT), registration fees, recurring municipal taxes (IMU, TARI), as well as ancillary fees like notary, agency, translation, diagnostics and insurance, which can bring total fees to approximately 7–15% of the purchase price depending on the type of property and your buyer status. Condominium fees, utility connections and subscriptions, home insurance, and currency exchange fees for international buyers are often added and frequently underestimated.

Types of Transfer and Registration Costs

• VAT on new properties: generally 10%, reduced to 4% for primary residence under conditions.
• Registration fees and related taxes (existing properties): variable depending on property nature and buyer status; added to notary fees.
• Agency fees: typically 3–5%, sometimes shared seller/buyer.
• In practice, the total ancillary fees represent on average 7–10% of the price, can reach 10–15% depending on the case and region.

Role of the Notary and Fee Structure

• The notary in Italy authenticates the deed, collects and remits due taxes, verifies the chain of title and document compliance, and coordinates registration formalities.
• Their fees are often around 2–4% of the price, and can include additional elements: cadastral and mortgage checks, escrow fund management, powers of attorney, sworn translations, and registry fees at the Conservatory.
• In some programs (e.g., €1 houses), notary, accountant and lawyer costs can be added from the preparatory phase, sometimes up to ~€1,000 before the actual purchase.

Municipal Costs and Recurring Charges

• Local taxes: IMU (often due for secondary residence), TARI (waste collection), potentially TASI depending on the municipality; they vary by city and usage status.
• Condominium fees for apartments: approximately €200–€1,000 per year, covering maintenance, cleaning and management.
• Public utilities: connections often €200–€500; typical fixed monthly electricity fees €40–€70, water ~€26, regardless of low consumption.
• Home insurance: approximately €180–€380/year; if a mortgage is involved, insurance is sometimes required, with an estimated flat cost of ~0.21% of the insured value over 20 years.

Often Overlooked Costs

• Renovations potentially reaching several tens of thousands of euros depending on condition; also plan for structural maintenance (roof, facades), electrical/gas compliance upgrades, and energy performance.
• Cadastral/urban planning compliance checks, regularization of minor violations, certificates (APE, installations), and diagnostics; these items incur additional technical and administrative fees.
• Sworn translator at signing €250–€350, plus additional services depending on complexity.
• Margins of 2–4% on multiple transfers; notable impact on total cost for buyers outside the eurozone.

Regional and Municipal Variations

The amounts of local taxes and condominium fees vary significantly between major cities (Milan, Rome), tourist areas (Liguria, Tuscany, lakes), and rural municipalities; some municipalities impose renovation requirements or deadlines to benefit from reliefs, influencing overall costs.

Agency and notary fees can fluctuate with the local market and cadastral complexity (historical properties, old condominiums).

Tax Implications for International Buyers

• Non-residents: IMU is generally due for a non-primary residence; rental income is taxable and may benefit from a flat-rate regime depending on status (e.g., simplified regimes), to be assessed with a tax advisor.
• Recurring costs (insurance, fees, waste tax) apply regardless of residence; a second property in Italy is treated as a secondary residence, with higher taxation compared to primary residence.
• Fund transfers from abroad and currency conversion increase the effective cost; optimizing exchange rates and transfer timing is important.

Practical Tips to Anticipate and Limit These Expenses

• Establish an overall budget with an envelope of 10–15% for ancillary and unforeseen fees; request detailed written quotes (notary, agency, technicians).
• Check in advance local taxes (IMU, TARI), condominium fees, and the state of common areas; demand assembly minutes and work plans.
• Appoint a technician (surveyor/engineer) for an urban planning and cadastral compliance report before the preliminary agreement; integrate potential regularizations into the price.
• Set aside a renovation budget with a 20–30% margin for contingencies; prioritize compliance upgrades and energy efficiency to reduce future charges.
• For internationals: anticipate translation/interpretation, compare exchange solutions to reduce the 2–4% margin, and seek tax advice on resident/non-resident status and rental taxation regime.

Summary Order of Magnitude

• Total purchase fees: approximately 7–10% (can reach 10–15% depending on case).
• Notary: 2–4% + disbursements and formalities.
• Agency: 3–5%.
• Condominium fees: €200–€1,000/year.
• Connections: €200–€500 + fixed monthly electricity fees €40–€70, water ~€26.
• Sworn translation at signing: €250–€350.