Introduction
Purchasing a luxury villa for sale in Italy represents one of life’s most significant investments—both financially and emotionally. If you are searching for a villa for sale in Italy, you are not alone; the Italian property market offers exceptional opportunities for discerning international buyers, whether you’re drawn to the rolling hills of Tuscany, the serene shores of Lake Como, or the dramatic cliffs of the Amalfi Coast. Many individuals are finding their perfect villa for sale in Italy.
This guide is for international buyers seeking to purchase a luxury villa for sale in Italy. Understanding the legal process is crucial to avoid costly mistakes and ensure a smooth transaction.
However, the path from admiring a beautiful villa online to holding the keys in your hand involves navigating a complex legal landscape that differs substantially from property transactions in the United States, United Kingdom, or other common law jurisdictions. Building permits from decades past, hereditary ownership structures, historic preservation constraints, and the distinctly Italian notarial system all create potential pitfalls for the unprepared buyer.
When searching for a villa for sale in Italy, it’s important to consider the different types of properties available. From rustic farmhouses to modern beachside villas, the options are diverse. Each villa for sale in Italy has its unique charm and appeal, suited for various lifestyles and preferences.
This comprehensive guide walks you through every legal aspect of buying a villa for sale in Italy, from initial due diligence to final deed signing. Whether you’re interested in a villa for sale in Italy for personal use or investment, we’ll provide practical insights drawn from years of assisting foreign buyers.
This comprehensive guide walks you through every legal aspect of buying a villa for sale in Italy, from initial due diligence to final deed signing. We’ll examine what makes Italian real estate transactions unique, explain the critical role of specialised legal counsel, and provide practical insights drawn from years of assisting foreign buyers in acquiring their perfect property across Italy’s most desirable regions.
Buying a Luxury Villa in Italy as a Foreigner: Quick Overview
For foreign buyers exploring villas for sale in Italy during 2026, here’s an at-a-glance summary of the essential legal steps and considerations before we dive into the details.
Key legal steps in the Italian villa purchase process:
- Obtain an Italian fiscal code (codice fiscale)—mandatory for any property transaction. Essential considerations for buying a villa include securing a codice fiscale and budgeting for 10-20% in additional taxes and fees.
Foreign buyers are allowed to purchase property in Italy, but they may need to obtain a tax code and open a local bank account. - Submit a formal purchase offer (proposta d’acquisto), typically with an initial deposit
- Sign the preliminary contract (compromesso or contratto preliminare) with a larger deposit. During the Compromesso stage, a larger deposit of 10% to 30% is paid, and if the buyer withdraws, they lose the deposit.
- Complete comprehensive legal due diligence on title, permits, and compliance
- Execute the final notarial deed (rogito) before a public notary
- Register the transfer in the land registry (Conservatoria) and update cadastral records
What Bersani Law Firm & Partners provides:
Our Verona-based boutique law firm manages the complete legal process remotely for clients located in the US, UK, Canada, Australia, UAE, Latin America, and beyond.
We serve as your dedicated legal representative throughout the transaction, handling everything from document review to deed execution.
Typical timelines:
- A standard villa purchase takes approximately 2–4 months from accepted offer to final deed signing.
- Complex transactions—particularly those involving historic properties with planning irregularities, multiple heirs, or cross-border ownership structures—may require 4–6 months or longer.
The buying process typically takes 3 to 6 months on average, but note it might take longer if the property has particular legal complexities (i.e. architectural characteristics with historical relevance – such as buying a Villa inside an archeological Roman area).
Why early due diligence matters:
Many prestigious villas in popular locations like Tuscany, Lake Como, Sardinia, and the Amalfi Coast carry hidden complexities: historic building constraints, past planning irregularities, unauthorized renovations, or unresolved succession issues. Identifying these early protects your deposit and negotiating position.
Types of Villas for Sale in Italy (and Why Legal Checks Differ)
Not all Italian villas present the same legal challenges. The due diligence required for an 18th-century estate near Lucca differs substantially from what’s needed for a contemporary villa with an infinity pool near Rome. Understanding these distinctions helps you anticipate the depth of legal review your chosen property will require.
Luxury villas for sale in Italy often feature extensive grounds and gardens. Many luxury villas in Italy include swimming pools and outdoor living spaces. Luxury villas in Italy often come with high-end amenities such as modern kitchens, en-suite bathrooms, and landscaped gardens.
Also, ,most luxury villas for sale in Italy are located in desirable regions known for their scenic beauty and cultural significance.
Many buyers look for specific qualities when searching for a villa for sale in Italy such as outdoor spaces, local amenities, and the villa’s potential for rental income.
Some villas are designed for hospitality use, offering multiple bedrooms and guest accommodations. Restored historic villas often retain original architectural features such as frescoes and stone walls. Villas can range from small, charming homes to large estates with extensive grounds and multiple buildings. Many villas are equipped with modern amenities while preserving their historical charm.
The average price of luxury villas in Italy varies significantly, with some properties listed for several million euros. For those considering relocating, obtaining an Elective Residence Visa for Italy is an essential step in the process.
Let’s see what you can generally find.
Historic Villas (1500s–1800s)
Italy’s most iconic properties—noble estates, merchant villas, and converted monasteries—are concentrated in Tuscany (particularly around Lucca, Siena, and Montepulciano), Veneto (near Verona and Lake Garda), and Lombardy (Lake Como and Lake Maggiore).
Many foreign buyers are eager to invest in a villa for sale in Italy, appreciating the blend of luxury, culture, and stunning landscapes that Italy offers. Securing a villa for sale in Italy involves understanding not just the market but also the legalities involved.
When you find a villa for sale in Italy that captures your heart, it’s essential to act wisely and pursue the necessary legal guidelines to ensure a smooth purchasing process.
Understanding the nuances of each villa for sale in Italy can greatly enhance your buying experience and help you make an informed decision.
These properties often feature extraordinary architectural elements: vaulted ceilings, exposed beams, a stone fireplace in the main living space, frescoed walls, and occasionally a private chapel on the grounds. Many include extensive land with an olive grove, vineyard, or formal Italian garden surrounded by mature olive trees.
Typical legal issues with historic villas:
- Listed-building restrictions (vincolo monumentale) limiting renovation scope. Restored historic villas often retain original architectural features such as frescoes and stone walls.
- Missing or outdated certificates of occupancy (certificato di agibilità)
- Historical subdivisions never properly recorded in the land registry
- Additions or modifications made decades ago without proper permits
- Complex ownership histories involving multiple generations of heirs
A beautiful villa near Lucca with sixteen bedrooms, a private chapel, and a nine-hectare park will require significantly more title research and planning compliance verification than a recently built property.
Contemporary Villas with Modern Amenities
Newer luxury villas—built within the last 30–40 years—are found throughout Italy, with concentrations near Rome (Nomentana, North Rome), Naples, Pietrasanta, Porto Cervo, and Alghero in Sardinia.
These properties typically offer modern amenities that appeal to international buyers: a swimming pool, private garden, panoramic terraces, wellness area, and sophisticated technology including an alarm system and solar panels for energy efficiency. Many feature large windows, master bedroom suites with en suite bathrooms, and generous outdoor space designed for Mediterranean living.
Legal considerations for contemporary villas:
- Building permit verification for all structures including pools and annexes
- Energy performance certificates (APE) compliance
- Condominium-like regulations when situated within gated resorts or residential parks
- Compliance with current seismic and safety standards
- Verification that the swimming pool was properly authorised
For more information on legal requirements related to property ownership and citizenship in Italy, consider consulting Bersani Law.
When a luxurious villa is located inside a golf resort near Lake Garda or a residential development near Rome, additional rules governing common areas, architectural modifications, and usage restrictions must be reviewed.
Countryside Estates and Converted Farmhouses
Central Italy’s countryside—Umbria around Todi, Perugia, and Montefalco; the Maremma region; and the hills surrounding Lucca—offers exceptional value in restored farmhouse properties and agricultural estates.
These country homes often combine rustic charm with modern comfort: original stone walls and exposed beams alongside updated kitchens and climate control. Many include agricultural land, a vegetable garden, an olive grove, or even a caretaker’s house and independent units for staff or guests.
Specific legal checks required:
- Agricultural zoning verification—confirming residential use is permitted
- Agriturismo licence status if the property operates as hospitality
- Pre-emption rights of neighbouring farmers (diritto di prelazione)
- Water rights and well permits
- Access road easements and private entrance rights
A farmhouse conversion near Perugia with three bedrooms, two bathrooms, and fifteen hectares of vineyard presents very different legal considerations than a detached villa in a residential area.
Coastal and Island Villas
Properties along the coast and on Italian islands—the Amalfi Coast, the Italian Riviera in Liguria, Sardinia’s Costa Smeralda, and Puglia’s Salento region—command premium prices and carry correspondingly complex regulatory frameworks.
These vacation homes often boast spectacular views, panoramic sea views, direct access to the water, and prime locations within close proximity to historic villages and cultural attractions. Many feature panoramic terraces, private garden spaces, and outdoor areas including a barbecue area designed for entertaining.
Coastal-specific legal requirements:
- Coastal setback regulations (fascia di rispetto)
- Landscape and environmental authorisations
- Marine protected area restrictions
- Stricter anti-abuse enforcement for unauthorized construction
- Height and building envelope limitations protecting sea view corridors
A cliff-side villa on the Amalfi Coast with panoramic view across the Mediterranean requires verification of landscape approvals that wouldn’t apply to an inland property.
Why You Need an Italian Real Estate Lawyer for Your Villa Purchase
At Bersani Law Firm & Partners, we specialise in guiding foreign buyers through the complexities of Italian real estate transactions. As a boutique law firm focused on cross-border clients, we understand both the legal intricacies of Italian property law and the expectations of international buyers accustomed to different legal systems.
The Notary Is Not Your Advocate
A critical distinction that surprises many foreign buyers: the Italian notary (notaio) is a public officer responsible for formalising the deed and ensuring its legal validity. The notary does not act as the buyer’s personal legal advisor, does not negotiate on your behalf, and does not conduct comprehensive due diligence beyond certain mandatory checks.
The notary’s role is to verify identity, confirm basic title, collect taxes, and register the transaction. Everything else—protecting your specific interests, uncovering hidden problems, negotiating protections—requires independent legal counsel.
Risks Foreign Buyers Face Without Specialised Legal Assistance
Without a real estate lawyer conducting thorough due diligence, buyers risk discovering serious problems only after committing substantial deposits or, worse, after completing the purchase:
- Hidden mortgages or liens: Existing debts secured against the property that transfer with ownership
- Unauthorized renovations: An extra floor, enclosed porch, pool, or guesthouse built without permits—potentially facing demolition orders
- Unpaid charges: Outstanding condominium fees, utility debts, or municipal taxes
- Pre-emption rights: Third parties (often neighbouring farmers) with legal rights to purchase before you
- Zoning violations: Properties used residentially but classified as agricultural, or vice versa
- Hereditary complications: Multiple heirs with claims, some potentially undiscovered
We’ve encountered all of these scenarios in villas around Rome, Lucca, Lake Garda, and Sardinia. A Lake Como villa buyer in 2025 discovered a €200,000 undisclosed mortgage lien through lawyer-led title searches—a finding that averted significant financial loss and allowed renegotiation of the purchase price.
A villa for sale in Italy can be a gateway to experiencing the rich Italian way of life, from local cuisine to vibrant festivals.
The Advantages of Engaging Bersani Law Firm & Partners
When we represent you from day one, we:
- Review every document before you sign any offer, identifying red flags early
- Represent your interests in negotiations with sellers and their agents
- Coordinate with the notary to ensure your protections are reflected in the final deed
- Manage communication across language barriers with English-language reporting
- Verify powers of attorney and corporate resolutions when sellers are companies or multiple heirs
Many luxury villas—particularly historic estates—are owned through complex structures: deceased owners with numerous heirs, corporate vehicles, or cross-border sellers. Clear title and proper representation powers must be verified in depth before any commitment.
Contact us
Buying Italian real estate requires attention and complex due diligence
Legal Due Diligence on a Villa in Italy: Step-by-Step
This section addresses the core of what protects you as a buyer. Proper legal due diligence often begins before you visit the villa a second time—sometimes before you even schedule that first viewing. Here’s what comprehensive due diligence involves.
Preliminary Document Collection
We request and review a comprehensive set of documents before advising whether to proceed with an offer:
- Land registry extracts (visure catastali): Current ownership records, cadastral classifications, and property boundaries
- Title deeds for at least 20 years: Establishing the chain of ownership and identifying any gaps or irregularities
- Building permits (concessioni edilizie): Original authorisations for construction and all subsequent modifications
- Amnesties (condoni): Records of any regularisation of previously unauthorized works
- Floor plans: Official filed plans compared against current property configuration
- Certificate of habitability (certificato di agibilità): Confirming the property is legally habitable
- Energy performance certificate (APE): Required for all property sales
For a historic villa with sixteen bedrooms, multiple annexes, a pool, and a private chapel, this documentation review alone may take several weeks.
Title and Mortgage Verification
We verify the complete ownership chain, ensuring there are no:
- Outstanding mortgages or secured debts
- Court seizures or pending foreclosures
- Legal claims from creditors or former owners
- Easements affecting access, views, or usage rights
Easement verification is particularly critical for lake and coastal villas, where third-party rights of way, shared access roads, or view protection easements may significantly impact your enjoyment of the property.
Planning and Building Compliance
One of the most common problems with Italian villas—particularly older properties—is discrepancy between the approved plans and actual construction. We compare the villa’s current state (including all pools, annexes, terraces, guesthouses, and converted spaces) against official permits.
This check is crucial for:
- Historic villas near Lucca or Rome that have been converted into hospitality operations
- Properties with wellness areas, yoga rooms, or tennis courts added over the years
- Estates with a caretaker’s house, independent units, or upper floor conversions
- Any villa with a swimming pool—unauthorised pools remain surprisingly common
An irregularity discovered before signing protects your deposit and provides negotiating leverage. An irregularity discovered after purchase becomes your problem to resolve.
Zoning and Use Verification
Municipal urban plans must confirm that the villa is legally classified for residential use. We verify:
- Current zoning designation matches intended use
- Short-term rental regulations if you plan hospitality activities
- Agricultural restrictions on any associated land
- Future development plans that might affect the property or surrounding area
For countryside villas near Perugia, Lake Trasimeno, or the Maremma, we check whether agriturismo licences are transferable if you intend to continue or establish hospitality operations.
Occupancy and Safety Documentation
Beyond habitability certificates, we verify:
- Seismic compliance where relevant (Umbria, Marche, Abruzzo have specific requirements)
- Fire safety certifications when there are multiple independent units or commercial areas
- Electrical and heating system certifications
- Swimming pool safety compliance
Written Due Diligence Report
At the conclusion of our review, Bersani Law Firm & Partners provides a comprehensive report in English. This document details our findings, identifies risks, and recommends specific contractual protections to include in your preliminary contract and final deed.
It is advisable to conduct a thorough due diligence process, including checking property titles and any existing liens or debts.
Key Contracts When Buying a Villa in Italy
The buying process in Italy involves three stages: Proposta di acquisto, Compromesso, and Rogito.
- Proposta di acquisto (Purchase Offer): A written offer submitted for a villa is known as Proposta d’Acquisto. This is the initial formal step, where the buyer presents a written offer to the seller, often accompanied by a small deposit. Once accepted, the offer becomes binding.
- Compromesso (Preliminary Contract): During the Compromesso stage, a larger deposit of 10% to 30% is paid, and if the buyer withdraws, they lose the deposit. This contract sets out the main terms of the sale and is legally binding for both parties.
- Rogito (Final Deed): In the Rogito stage, the final contract is signed, and the notary registers the new ownership with the Land Registry. This is when the balance of the purchase price is paid and legal ownership is transferred.
The Italian property purchase process typically involves these three distinct legal stages. Understanding each—and ensuring proper protections at every step—is essential.
The Purchase Offer (Proposta d’Acquisto)
The initial formal step is a written purchase offer, often accompanied by a first deposit (typically €5,000–€50,000 depending on property value).
Critical considerations:
- The offer becomes binding once accepted—this is not merely an expression of interest
- Deposits may be forfeited if you withdraw after acceptance
- Offers must include protective conditions: financing approval, satisfactory due diligence, permit verification
We draft or review all purchase offers to ensure your interests are protected before you commit any funds.
The Preliminary Contract (Compromesso)
The preliminary contract is the binding agreement that sets all terms for the sale. This document typically requires a substantial deposit (10–30% of the purchase price) and creates legally enforceable obligations on both parties.
Investing in a villa for sale in Italy offers not only a residence but also a lifestyle filled with culture, history, and breathtaking scenery.
Key elements we negotiate and draft:
- Clear price and payment schedule
- Timeline to final deed
- Conditions precedent (financing, due diligence clearance, permit regularisation)
- Allocation of responsibility for any required legalisation works
- Penalties for withdrawal by either party
- Representations and warranties from the seller
For a villa with a pool and guesthouse near Naples, we might include conditions requiring the seller to obtain missing permits for the guesthouse before closing, with a portion of the price held in escrow until completion.
The preliminary contract is often registered with tax authorities, providing additional security against the seller attempting to sell to another buyer.
The Final Deed (Rogito Notarile)
The rogito is the public deed signed before a notary that transfers ownership. Only upon execution—along with payment of the balance and transcription in the land registry—do you become the legal owner.
Our role at this stage:
- Ensuring all agreed protections from the preliminary contract are reflected in the deed
- Verifying all conditions precedent have been satisfied
- Coordinating with the notary on document requirements
- Arranging bilingual translation or sworn interpretation when needed
- Managing international fund transfers and anti-money laundering documentation
We ensure that everything negotiated during the process—price retentions, seller warranties, ongoing obligations—appears in the final legally binding document.
Bilingual Documentation
All formal contracts in Italy are executed in Italian. For clients who don’t read Italian, we provide:
- Complete translations of all documents for your review
- Sworn interpreters at notary appointments when you attend in person
- Detailed explanations of every clause and obligation
You should never sign a document you don’t fully understand. Our role is to ensure complete transparency at every step.
Taxes and Costs When Purchasing a Villa in Italy
Beyond the purchase price, several taxes and professional fees apply to Italian property transactions. These vary significantly based on whether the property will be your primary residence (prima casa) or a second home.
Purchase Taxes
Tax Type | First Home (Prima Casa) | Second Home / Luxury Property |
|---|---|---|
Registration Tax | 2% of cadastral value | 9% of cadastral value |
Mortgage Tax | €50 fixed | €50 fixed |
Cadastral Tax | €50 fixed | €50 fixed |
VAT (new builds only) | 4% of purchase price | 10% of purchase price |
Important notes: |
- Cadastral value is typically much lower than market value, reducing the effective tax rate
- VAT applies instead of registration tax when buying from developers or companies—common with new contemporary villas near Rome or Milan
- Luxury property classifications (categoria A/1) attract higher rates
Notary Fees and Land Registry Charges
Notary fees are regulated but vary with transaction value. For luxury villa purchases in the €1–5 million range (typical for prime properties in Tuscany, Lake Como, and Sardinia), expect:
- Notary fees: €3,000–€8,000 depending on complexity
- Land registry and transcription fees: €500–€1,500
- Various certificates and searches: €300–€800
Legal Fees for Real Estate Assistance
Bersani Law Firm & Partners provides clear written fee proposals before engagement. Our fees depend on transaction complexity—a straightforward contemporary villa purchase differs from an historic estate with multiple buildings, agricultural land, and pending regularisation works.
We can coordinate with Italian tax advisors where needed for comprehensive planning.
Ongoing Ownership Costs
- IMU property tax: Based on cadastral value and property classification
- TARI waste tax: Based on property size and location
- Condominium or resort fees: If within gated developments or residential parks
- Maintenance costs: Particularly relevant for large estates with pools, tennis courts, private chapels, and extensive gardens
Tax Planning for New Residents and High-net-worth individuals
For high-net-worth individuals (HNWIs and UHNWIs) considering relocation to Italy, the flat tax regime offers a lump-sum €300,000 annual tax on worldwide income outside Italy (Updated January 2026 as for Italian Budget Law). Combining a villa purchase with this tax-efficient residency option can be highly advantageous.
We invite you to contact us for a tailored consultation on how property purchase and tax residency planning can work together.
Foreign Buyers, Visas, and Residency When You Purchase a Villa
Owning a villa in Italy does not automatically grant residency or citizenship rights. However, property ownership often connects strategically with immigration planning, particularly for non-EU buyers seeking to spend extended time at their Italian private residence.
Elective Residence Visa
The Elective Residence Visa is designed for individuals with stable passive income who wish to live in Italy without working. This visa is popular among retirees and those with investment income choosing to relocate to Lake Como, Tuscany, or Umbria.
Owning a villa in Italy demonstrates housing stability—a positive factor in visa applications—though the visa itself requires proof of sufficient income and health insurance, not property ownership.
Investor Visa for Italy
Italy’s Investor Visa (sometimes called the Italian Golden Visa) requires qualifying investments starting at €250,000 in innovative startups or €500,000 in Italian companies. While the villa purchase itself doesn’t qualify as the required investment, investors often combine a qualifying financial investment with purchasing a luxury villa for personal use.
This approach allows you to obtain residency through the investor pathway while enjoying your Italian private home.
Digital Nomad Visa and Other Options
For clients who wish to work remotely from their Italian villa for part of the year, Italy’s Digital Nomad Visa offers a pathway for extended stays beyond tourist limits. This option suits those not ready for full relocation but wanting more than 90-day visits.
Integrated Assistance from Bersani Law Firm & Partners
Our specialisation in Italian immigration and citizenship law means we offer integrated services:
- Real estate legal assistance for your villa purchase
- Visa and residency planning aligned with your property timeline
- Italian dual citizenship assistance for clients of Italian descent
For those with Italian heritage, purchasing what might be considered a “family villa” while pursuing citizenship by descent (jure sanguinis) or addressing 1948 cases creates a meaningful connection to your ancestral homeland.
Regional Focus: Legal Aspects of Villas in Italy’s Prime Locations
Italy’s decentralised administrative structure means legal and planning frameworks vary between regions—and sometimes between individual municipalities. Certain areas present more complex regulatory environments due to heritage protections, landscape constraints, or environmental sensitivity. Italy offers a variety of lifestyles, including coastal areas, ski resorts, and countryside regions; also, diverse climate ranges from Alpine to Mediterranean and Peninsular zones. Italy is one of the most popular second home destinations in the world.
The most sought-after destinations for prime home buyers in Italy include Capri, Ischia, and Sardinia. Liguria, also known as the Italian Riviera, features classic Mediterranean villas and modern homes. Puglia is recognized for its white villages and authentic Trulli houses, making it a great place for family holidays. The Amalfi Coast is known for its narrow beaches and gorgeous villas located on hills.
If you were looking for these luxury areas, keep in mind the average price of a home in Italy is approximately 995,254 USD.
Tuscany
Tuscany remains Italy’s most sought-after region for international villa buyers, with prime areas around Lucca, Siena, Chianti, Montepulciano, and coastal zones near Forte dei Marmi.
Legal considerations:
- High prevalence of listed building status (vincolo) restricting renovation scope
- Vineyard and olive grove regulations affecting agricultural land attached to villas
- Agriturismo licensing requirements for properties with hospitality operations
- Significant incidence of old, unregularised works in manor villas with chapels and converted farmhouses
- Municipal variations in planning regulations between historic center locations and countryside
A 16th-century noble villa near Pisa with a nine-hectare park, a private chapel, and an olive grove requires verification of heritage constraints, agricultural use rights, and decades of building history.
Lakes Como, Garda, and Maggiore
The Italian lakes attract buyers seeking lakeside estates with breathtaking views and proximity to Milan. Popular locations include Cernobbio and Bellagio on Lake Como, Gardone Riviera and Manerba del Garda on Lake Garda, and areas around Lake Maggiore and Lake Lugano.
Specific legal issues: For expert legal advice on Italian citizenship matters, consult Marco Bersani, Italian Citizenship Lawyer.
- Slope and lake-shore building constraints
- Condominium and resort regulations within residential developments
- Privacy and view easements affecting terraces, pools, and garden structures
- Historic villa classifications requiring heritage approval for modifications
- Access road easements—many lake properties rely on shared or private access
Properties in these areas often include a private garage, automatic gate, and private entrance—all elements requiring verification of proper authorisations and easement rights.
Coastal Hotspots
The Amalfi Coast, Liguria’s Italian Riviera, Porto Cervo in Sardinia, Alghero, and Puglia’s Salento region offer Mediterranean coastal living with corresponding regulatory complexity.
Key legal considerations:
- Coastal setback rules (fascia di rispetto) limiting construction near the shore
- Landscape authorisations (autorizzazione paesaggistica) for any external works
- Environmental protections in marine and natural areas
- Stricter enforcement of anti-abuse controls on unauthorized construction
- Height and envelope limitations protecting sea view corridors
A cliff-side villa with direct access to the sea and panoramic sea views requires verification that all terraces, pools, and outdoor structures have proper landscape approvals.
Central Italian Countryside
Umbria (around Todi, Perugia, Montefalco), the Maremma region, and Lazio’s countryside near Rome and the Sabina hills offer outstanding value in restored estates and countryside villas.
Agricultural and zoning considerations:
- Verification that properties classified as agricultural are legally usable as residential
- Transfer of agribusiness elements (olive groves, vineyards, hazelnut groves) with associated rights and obligations
- Pre-emption rights of neighbouring agricultural operators
- Water rights and irrigation permits
- Classification of any independent units (staff housing, guesthouses)
An estate with a tennis court, olive grove, and multiple outbuildings near Rome requires comprehensive verification of zoning, permits, and agricultural rights. Properties in Italy can be transformed into boutique hotels or agriturismo, appealing to tourists seeking unique experiences. So, Investing in Italian villas can provide a dual benefit of personal enjoyment and rental income.
Remote Purchase, Powers of Attorney, and Bilingual Assistance
Many clients purchase their Italian villa without being present for every signature. Modern technology and proper legal documentation make fully remote transactions both practical and secure.
Power of Attorney
We prepare and coordinate the notarisation and legalisation (or apostille) of a power of attorney in your country, allowing us to sign the deed in Italy on your behalf. This process involves:
- Drafting the power of attorney to cover all necessary actions
- Coordinating with notaries or solicitors in your jurisdiction for execution
- Obtaining apostille or legalisation as required
- Filing the power of attorney with the Italian notary
The entire process can be completed in 2–3 weeks when properly coordinated.
Managing Remote Transactions
From initial consultation to final deed, we manage:
- Secure document sharing and digital communication
- Regular video calls to discuss progress and decisions
- Comprehensive due diligence reports in English
- Coordination with Italian and international banks for fund transfers
- Anti-money laundering documentation and compliance
- Post-purchase formalities including utility transfers and tax registrations
In-Person Attendance
When you attend the notary appointment in person, we provide:
- Full translation and interpretation services
- Pre-appointment review of all documents
- Explanation of every clause before signing
- Coordination of bank transfers and closing logistics
Whether you’re present or represented, you should fully understand every document before it’s executed.
How Bersani Law Firm & Partners Assists You in Buying Your Italian Villa
Our comprehensive legal service package for buyers of villas for sale in Italy covers every stage of the transaction.
Our Typical Workflow
Initial consultation: We begin by understanding your goals, budget, preferred regions, and timeline. This consultation (conducted by video call for international clients) helps us tailor our approach to your specific situation.
Preliminary review: When you identify potential properties, we conduct early red-flag checks based on listing information, helping you avoid wasted time on properties with obvious legal obstacles.
Full due diligence: Once you’ve selected a target villa, we conduct comprehensive legal due diligence as detailed above, providing a written English-language report of findings and recommendations.
Contract negotiation and drafting: We negotiate and draft all contracts—purchase offers, preliminary contracts, and amendments—incorporating protections aligned with our due diligence findings.
Closing coordination: We coordinate with real estate agents, technical professionals (surveyors, architects), the notary, and where necessary, tax advisors in Italy or abroad to ensure smooth closing.
Post-purchase support: We assist with utility transfers, tax registrations, and ongoing compliance matters as needed.
Our Specialisation
Bersani Law Firm & Partners specialises in serving foreign, high-net-worth, and expatriate clients. We’re accustomed to complex scenarios involving:
- Cross-border ownership structures
- Immigration and residency planning alongside property purchase
- Italian citizenship applications (jure sanguinis, 1948 cases, citizenship by marriage)
- Flat tax regime planning for new residents
- Investor Visa and Elective Residence Visa applications
Contact Us
If you’re considering a villa purchase in Italy—whether you’ve already identified the perfect property or are just beginning your search—we invite you to contact Bersani Law Firm & Partners for a tailored legal consultation.
Business hours: Weekdays, 9:00–17:00 (Verona, Italy time)
Location: Verona, Italy (serving clients worldwide)
Frequently Asked Legal Questions About Villas for Sale in Italy
Can foreigners buy villas in Italy? Are there restrictions for non-EU buyers?
Yes, foreigners—including non-EU citizens—can purchase property in Italy. There are no general restrictions on foreign property ownership. However, some reciprocity requirements historically applied to citizens of countries that restricted Italian property ownership, though these rarely create practical obstacles today. Non-EU buyers must obtain an Italian fiscal code before purchasing and should consider residency implications for extended stays.
How long does it take from offer to owning the villa? When do deposits become non-refundable?
A standard transaction takes 2–4 months from accepted offer to final deed. The timeline can extend to 4–6 months for complex properties requiring extensive due diligence or regularisation works. Deposits typically become non-refundable once the seller accepts your offer—unless you’ve included protective conditions (financing, due diligence) that allow withdrawal. The preliminary contract deposit (typically 10–30% of purchase price) is similarly at risk if you withdraw without contractual justification.
How can I protect myself if due diligence uncovers problems after I’ve signed an offer?
This is precisely why proper offer drafting matters. We include conditions precedent in purchase offers allowing withdrawal if due diligence reveals undisclosed problems (unauthorized construction, encumbrances, planning violations). If such conditions aren’t included and you’ve already committed, your options depend on the specific circumstances—we may negotiate price reductions, require seller remediation, or pursue legal remedies for material misrepresentation.
Does buying a villa help with Italian citizenship, or only with visas and residency?
Property ownership supports visa and residency applications by demonstrating housing stability, but it doesn’t directly confer citizenship rights. Italian citizenship comes through descent (jure sanguinis), marriage to an Italian citizen, or naturalisation after extended residency. If you have Italian ancestry, we can assist with citizenship applications independently of—or alongside—your property purchase. Many clients combine their villa purchase with pursuing recognition of Italian citizenship by descent.
What happens if the villa has a pool or annex built without permits? How does regularisation work?
Unauthorized structures are common in Italian villas, particularly older properties. Options depend on when the structure was built and current regulations. Some can be regularised through condono (amnesty) applications where still available, sanatoria (retroactive permits) where the structure complies with current planning rules, or through negotiated removal or modification. We identify these issues during due diligence and negotiate appropriate protections—often requiring sellers to complete regularisation before closing or holding funds in escrow until completion. The key is discovering problems before purchase, not after.
Purchasing your dream villa in Italy should be an exciting milestone, not a legal obstacle course. With proper legal guidance from the outset, you transform potential pitfalls into manageable steps, protecting both your investment and your peace of mind.
Italy’s luxury villa market continues to offer exceptional opportunities—from historic Tuscan estates with private chapels and olive groves to contemporary lakeside retreats with every modern amenity. The difference between a successful purchase and a costly mistake often comes down to the quality of legal due diligence and representation.
At Bersani Law Firm & Partners, we combine deep expertise in Italian real estate law with practical understanding of international clients’ expectations. Whether you’re seeking a peaceful location in the Umbrian hills, spectacular views over Lake Como, or a unique property along the Amalfi Coast, we’re here to guide you through every legal step of the journey.
Contact Bersani Law Firm & Partners to discuss your Italian villa purchase and take the first step toward owning your perfect spot in Italy.