In short. Foreigners can buy a house in Italy. EU citizens and non-EU nationals who live in Italy with a valid residence permit face no special limits; people who live outside the EU, for example in the United States, can buy if the “reciprocity condition” exists between Italy and their country, which the notary checks case by case. You need an Italian tax code (codice fiscale). Buying a home does not give you a visa or a residence permit: to live in Italy you need a visa, for example an elective residence visa.
This guide explains who must check reciprocity, how to get a tax code from abroad, what changes if you want to move to Italy and the mistakes to avoid before you sign a preliminary contract.
Updated on 14 November 2026. These are general rules based on official sources, not personal advice: the final check is up to the notary, and taxes and costs depend on each purchase.
Can a foreigner buy a house in Italy?
Yes. The basic rule is Article 16 of the Italian “provisions on the law in general”: foreigners are admitted to enjoy the civil rights of Italian citizens on condition of reciprocity. In practice, if you do not live in Italy, you can buy if your country lets Italians do the same. Many foreigners, however, are exempt from this check.
| Who is buying | Is reciprocity needed? |
|---|---|
| EU citizens and citizens of Iceland, Norway and Liechtenstein | No |
| Non-EU nationals living in Italy with a residence card or permit for work, business, family, study or humanitarian reasons | No |
| Refugees and stateless persons living in Italy for at least 3 years | No |
| Citizens of countries with an investment treaty with Italy | Usually no |
| Other non-EU nationals living abroad | Yes, checked by the notary |
For people who live legally in Italy, Article 2 of the Italian Immigration Act also applies: foreigners who are legally resident enjoy the civil rights granted to Italian citizens.
Who checks reciprocity, and how?
The notary who draws up the deed. The Italian National Council of Notaries explains that the check is made case by case, with the help of the Ministry of Foreign Affairs if needed. If you live in Italy, you must show the notary a valid residence permit or a long-term residence permit before the deed is signed.
The Ministry of Foreign Affairs itself warns that its information on individual countries has no legal value and is only a general indication. So ask the notary to check reciprocity at the start of the negotiation, before you sign a preliminary contract (compromesso) or pay a deposit.
If you are a US citizen living in the United States, reciprocity is the first point to check with the notary. If you already live in Italy with a residence permit, the check is not needed.
Do you need an Italian tax code to buy a house?
Yes, the codice fiscale is needed for the purchase deed. It is issued by the Italian Revenue Agency (Agenzia delle Entrate). If you buy from abroad, there are two routes:
- Appoint a representative in Italy with a special power of attorney, who files the request at a Revenue Agency office;
- apply in person at a Revenue Agency office when you arrive in Italy.
Note: for property purchases some consulates, such as those in New York and Paris, do not issue the tax code and refer buyers to the representative route. The tax code does not expire and does not change if you move abroad. See our guide to the Italian tax code for foreigners.
Does buying a house give you a visa or residency?
No. Owning a home does not give you a visa or a residence permit, and real estate is not one of the investments allowed for the investor visa. For short stays the Schengen rules still apply: see our guide to the 90/180-day rule.
To live in Italy you need a long-stay visa. If you have your own income, such as pensions or annuities, consider the elective residence visa: consulates ask for accommodation in Italy, and a home you own can prove it. Other options are the digital nomad visa and work visas.
What do you have to report to the authorities?
- Notice to the police: anyone who transfers the ownership or use of a property to a non-EU foreigner must notify the local public security authority in writing within 48 hours (Article 7 of the Immigration Act). The fine ranges from 500 to 3,500 euros. This also applies if you rent your home to, or host, a non-EU foreigner.
- Taxes and costs: they depend on the type of purchase and on the buyer; the notary calculates them before the deed.
- Registered residence: you register with the town hall only if you actually move to Italy with a residence permit. See our guide on residence in Italy for foreigners.
What mistakes should you avoid?
- Signing the preliminary contract or paying a deposit before the notary has checked reciprocity.
- Assuming that your home lets you stay in Italy beyond 90 days or get a permit.
- Leaving the tax code to the last minute, or asking the wrong consulate for it.
- Forgetting the 48-hour notice when you sell, rent or lend your home to a non-EU foreigner.
- Using foreign documents without translation and legalisation when they are required: see our guide to apostille and legalisation.
Frequently asked questions
Can a US citizen buy a house in Italy?
Yes, if the reciprocity condition between Italy and the United States applies to that purchase: the notary checks it case by case. If the US citizen already lives in Italy with a valid residence permit, reciprocity is not needed.
Does buying a house in Italy give you residency?
No. A home does not give you a visa or a residence permit, and it is not a valid investment for the investor visa. To live in Italy you need a long-stay visa, for example an elective residence visa.
How do you get a tax code to buy a house from abroad?
Usually by appointing a representative in Italy with a special power of attorney, who applies to the Revenue Agency, or in person as soon as you arrive in Italy. Some consulates, such as New York and Paris, refer property buyers to this route.
Do you need to be resident in Italy to buy a house?
No. You can buy while living abroad, with a tax code and, if you are a non-EU national, after the notary has checked reciprocity.
Can a home you own count as accommodation for the elective residence visa?
Yes, it can prove the accommodation in Italy that consulates ask for. On its own it is not enough: you also need the stable non-work income and the health insurance required for this visa.
Official sources
- Rights and reciprocity – Italian Ministry of Foreign Affairs
- Notarial services for foreigners – Italian National Council of Notaries
- Italian Immigration Act (Legislative Decree 286/1998), text in force on 5 February 2025 – Ministry of Foreign Affairs (PDF, Italian)
- Codice fiscale – Consulate General of Italy in New York
- Codice fiscale for foreign citizens – Consulate General of Italy in Paris (Italian)
Sources checked on 14 November 2026. Country information can change: the reciprocity check is always up to the notary.
How can SH Immigration Specialists help?
SH Immigration Specialists, a brand of SH Group, offers administrative help to people who buy a home in Italy and want to move here: choosing the right visa, documents for the consulate, translations and legalisation, residence permit and registration after arrival. Legal advice, appeals and representation are handled by the immigration lawyers of SH Immigration Specialists. The outcome depends on the competent authorities. For an assessment, contact us.
This content provides general information and does not constitute legal advice.
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Which other guides may help you?
- Elective Residence Visa Italy: Requirements, Income and Permit
- Italy visa for US citizens: consulates and visas
- Italian tax code for foreigners: how to get your codice fiscale
- Italy investor visa: minimum amounts, clearance and residence permit (Art. 26-bis)
- Schengen 90/180 rule: calculate your stay
- Residence in Italy for foreigners: rules and documents
- Italy digital nomad visa: requirements, income and how to apply
- Driving in Italy with a US or foreign licence: the one-year rule and conversion
