How to avoid costly mistakes when buying property in Italy
Italy’s charm, culture, and landscape make it a top choice for international property buyers. From Tuscan farmhouses to seaside homes, the market offers incredible opportunities—but also unique risks.
Buying real estate in Italy is not like buying in the US, UK, or other countries. The process involves complex legal and technical verifications, often unknown to foreign buyers. Skipping these steps could lead to costly consequences such as fines, construction issues, or even invalid property titles.
The hidden risks of the Italian property market
Despite its postcard beauty, the Italian real estate market is notoriously complex and fragmented. International media outlets such as The Financial Times, CNN, and The Guardian have highlighted the many obstacles foreign buyers face: hidden construction abuses, opaque bureaucracy, and regulatory unpredictability.
Illegal constructions are more common than you think
Many homes—especially rural or coastal properties—have been built or renovated without proper permits. Some are located in restricted areas or at hydrogeological risk. These irregularities often go unnoticed until after purchase, becoming a legal and financial liability for the new owner. The 2024 Reuters report on over 100 building sites seized in Milan shows that even urban areas are not immune.
One Country, 7.900 Regulations
Italy has over 7.900 municipalities, each with its own interpretation of building codes and planning laws. What is allowed in Florence might be illegal in Apulia. Buyers lured by €1 homes often face overwhelming red tape, unclear obligations, and unexpected costs—ranging from asbestos removal to seismic retrofitting.
Bottom line:
In Italy, beauty may be universal, but without solid technical guidance, your dream home can quickly become a regulatory nightmare.
Common Mistakes Foreign Buyers Make
- Trusting only the agent or notary
Real estate agents help you find properties, and notaries—acting as impartial public officials—formalise the transaction and ensure that the deed complies with legal formalities. However, they are not responsible for verifying whether the property meets all relevant legal and regulatory standards. Only an independent technical due diligence can uncover hidden risks before it’s too late. - Ignoring compliance checks
Roughly 1 in 5 properties in Italy has some form of irregularity, such as unauthorised building works or discrepancies in official records. These issues stay with the property—even after you buy it—and can lead to fines or demolition orders. - Underestimating the mortgage process
Foreigners can access Italian mortgages, but banks often require up to 50% down payment and lots of paperwork. Without expert guidance, applications are frequently delayed or denied.
4. Skipping contingency clauses in the offer
Include contingency clauses in your offer—such as conditions related to due diligence or mortgage approval—before committing to any deposit.
How to Buy Property in Italy Without Risk
- Start with a tailored due diligence
Uncover planning violations, structural issues, or missing documentation with a easy-to-read report. - Work with independent experts
Avoid conflicts of interest. Choose advisors not linked to the seller or agent. - Protect yourself in the offer phase
Add contingency clauses—like due diligence or financing approval—before paying any deposit. - Plan for taxes and mortgages
Understand benefits like Italy’s First Home Tax Relief and prepare your documents in advance.
Why Choose DGcert®
DGcert® is the first online e-commerce platform in Italy providing international buyers with independent consulting services designed to help them face the property purchase process with clarity and confidence.
Thanks to a team with over 30 years of experience in the Real Estate sector and strategic advisory for property investments, DGcert® provides expert guidance to navigate the Italian property market with success.
We provide independent, expert consulting services tailored to foreign investors:
- Technical due diligence, including property condition and compliance checks
- Feasibility studies with clear estimates for renovation costs
- Access to reliable mortgage brokers for foreign buyers
- A trusted network of legal partners specialised in real estate law
- With clear reports, independent professionals, and a proven methodology, DGcert® provides the clarity you need to make well-founded decisions at every stage of the purchase and protect your investment.
Buy smart. Buy safe.
Italy offers incredible real estate opportunities—but only with the right preparation.
We believe that knowledge is the first step to protecting your investment.
That’s why we’ve created a free downloadable guide designed specifically for international buyers. Compiled by our team of independent technical advisors, the guide helps you navigate Italy’s complex property market with confidence—highlighting the checks and procedures that truly matter before purchasing a home.
Inside, you’ll find:
What to verify before signing any contract
Common risks hidden behind beautiful properties
Key legal and technical steps every foreigner should follow
How to benefit from tax breaks and avoid unpleasant surprises
Download Your Free Property Guide Now
Whether you’re just starting to look or already negotiating, our guide will help you make informed decisions and avoid costly mistakes.
Register here to get your free PDF
No spam. Just solid advice from experts who work every day with international investors like you.
DGcert® is the first online e-commerce platform in Italy dedicated to delivering technical due diligence, feasibility studies, and property inspections—independently, transparently, and with your interests in mind.
