Buying real estate in southern Italy:

A guide from the purchase commitment to notarization

I will soon be creating a detailed, step-by-step blog to help prospective buyers and describe the various stages of buying a property in Italy - from the initial purchase commitment (Purchase Offer) up to the final notarized contract (Rogito). In particular, I will discuss the special features of settlement in Italy, which differ considerably from practices in other countries.

A key difference lies in the legal framework and documentation requirements. For example, the so-called Cadastral extract (Visura Catastale) plays a completely different role in Italy than in other countries, where complete documentation is often taken for granted. As a real estate agent in southern Italy, I am regularly confronted with a large number of sometimes adventurous documents.

The challenge of document procurement

The process begins with obtaining all the relevant documents - an essential step that requires a lot of patience and local knowledge. A visit to the Comune (municipality) is unavoidable, as is the procurement of the coveted Agibilità (certificate of habitability).

The most important documents include
📌 Planimetria Catastale - The official Floor plan of the property, which must match the current condition.
📌 Visura Catastale - The Cadastral extractThe ownership structure, area size and cadastral values have been confirmed.
📌 Atto di Provenienza - The Proof of ownershipwhich shows how the current owner acquired the property (e.g. purchase, gift, inheritance).
📌 Visura Ipotecaria - The Land register extractwhich discloses possible mortgages or encumbrances on the property.

Tax aspects also play a major role: property buyers must distinguish between different tax models. For example, the property transfer tax for the main residence is only 2 %, while 9 % is payable for a second home - and not on the purchase price, but on the cadastral value of the property! This point is essential and must be emphasized. However, the estate agent's commission remains unaffected.

Real estate agents in Italy: more than just brokers

A conscientious real estate agent in Italy must not only carefully inspect the property itself, but also be present on site to accompany the entire purchase process. This is particularly challenging for foreign buyers (Expats) who require comprehensive support, as many of them are not familiar with local conditions.

In addition, there are interesting tax incentives in Italy, such as a reduced tax rate of only 7 % for expats (pensioners) who wish to settle permanently in municipalities with fewer than 20,000 inhabitants.

However, before tax optimization can take place, fundamental questions must first be clarified: Is the property intended as an investment, for renting out or as a private home? In which region, such as Puglia, should it be located?

This is where my job as a professional real estate agent begins - to identify the individual needs of my clients through targeted advice in order to spare them disappointment and at the same time ensure a high level of customer satisfaction. This aspect should not be underestimated, especially for international buyers, because buying a property in Italy is much more than just a financial investment - it is a step into a new chapter of life.

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💡 In one of my next posts, I will explain the differences between
🟢 Purchase Offer, 🟡 Preliminary Contract (Compromesso) and 🔵 Rogito (notarized financial statements)
in detail. This will give you a clear idea of the legal obligations and safeguards involved in each of these phases.

In doing so, I address important questions:
✅ What legal obligations arise with the Purchase Offer?
✅ Why is the Preliminary Contract and what does it mean for buyers and sellers?
✅ What exactly happens when Rogito and which documents must be available by then?

Stay tuned if you want to go through the buying process in Italy safely and well informed!