For buyers outside Italy
Buy in Italywithout guessing.
The property is the easy part. What stops foreign buyers is a paper trail in a language they don't read, signed in front of people whose job they misunderstand. We run that part for you, start to keys.
See what's includedNo commission on the purchase price. Fixed fee, agreed up front.
Where it goes wrong
Four things nobody tells you until it's too late
These aren't edge cases. They're the standard ways a purchase from abroad turns into a loss, and each one is preventable in the week before you sign.
Your offer is a contract
Once the seller accepts, you are bound. There is no cooling-off period. Buyers routinely sign this believing it's an expression of interest.
The notary isn't your lawyer
A notaio is a neutral public official who certifies the deed. They do not negotiate for you, and they are not obliged to tell you a price is bad.
The floor plan must match the building
If the registered plan doesn't match what's actually built, the deed is null under art. 29 c. 1-bis L. 52/1985, and mortgage lending is refused. Unpermitted verandas are everywhere.
Deposits are not all the same
A caparra and an acconto look identical on a bank transfer and behave completely differently if the deal collapses. Only one gets you double back.
Il percorso
Every step, who does it, how long it takes
This is the actual sequence of an Italian purchase. Durations are typical elapsed times we have observed — we do not control notaries, banks or public offices. Steps marked in gold are where money is most often lost.
Your Italian tax identity. Nothing — no offer, no bank account, no utility contract — happens without it. We obtain it through the consulate or Agenzia delle Entrate.
Typically 1–3 daysWe pull the ownership chain, mortgages, liens and seizures registered against the property, plus the cadastral plan. Done before you offer, not after.
Typically 3–5 daysDrafted with the conditions that protect you — mortgage clause, conformity clause, deadline. Binding on acceptance, so the wording is the whole game.
Typically Same weekThe real contract. We register it at the Agenzia delle Entrate and, where your deposit warrants it, transcribe it at the Conservatoria so no one can sell the property twice.
Typically 2–6 weeksRequired to issue the assegni circolari used at completion. Opening one as a non-resident is slower than you expect; we start it in parallel at step 01.
Typically 2–5 weeksSigned before the notaio. If you can't attend, we arrange a procura speciale so someone signs on your behalf — legalised and apostilled in your country first.
Typically 30–90 daysCadastral transfer, electricity, gas, water, waste tax and the condominium register moved into your name. The unglamorous part where foreign owners get stuck for months.
Typically 2–4 weeksWhat it costs
Fixed fees. Agreed before we start.
Third-party costs — notary, taxes, cadastral fees, translations — are passed through at cost with the receipt attached. We don't mark them up.
Verifica
Before you commit
€290
+ IVA 22% · per property
- Title, mortgage and lien search
- Cadastral plan vs. reality check
- Condominium arrears and minutes
- Written report in your language
Acquisto Assistito
Offer through to deed
€1,490
+ IVA 22% · per purchase
- Everything in Verifica
- Codice fiscale and bank introduction
- Offer and compromesso drafted with you
- Independent lawyer review included
- A shortlist of notaries; you appoint. We receive nothing from any professional we suggest.
- Named contact through completion
Trasferimento
If you're moving, not visiting
€2,900
+ IVA 22% · per household
- Everything in Acquisto Assistito
- Residency registration and permesso support
- All utilities and waste tax activated
- Healthcare enrolment and school guidance
- First-home tax relief eligibility review
The fee
What you pay us, and what you do not
The same terms as the card at the top of this page. They are about our fee, not about anyone else’s.
Questions
Before you book
Can I buy in Italy if I'm not an EU citizen?
Usually yes, but it depends on your nationality. Italy applies a reciprocity condition — you can buy if an Italian could buy in your country, or if a treaty covers it. Buyers from the UK, US, Canada, Australia, Switzerland and most of Latin America are covered. We confirm your position in writing before you pay anything.
Do I have to be in Italy to complete?
No. You can grant a procura speciale — a specific power of attorney — allowing someone to sign the deed for you. It has to be executed in front of a notary in your country and then legalised or apostilled, which takes two to three weeks. We start that early so it never becomes the reason completion slips.
Are you the estate agent?
No. We're paid a fixed fee by you and nothing by the seller, which means we have no stake in whether a particular property sells. If the survey comes back badly, our advice is to walk, and it costs us nothing to say so.
What isn't included?
Notary fees, registration and cadastral taxes, translation and apostille costs, and any technical survey by a geometra. These are passed through at cost with the invoice attached. On a €300,000 second home, budget roughly €9,000–13,000 in taxes and notary fees depending on the region and whether you buy from a private seller or a company.
An agent told me 3% is fixed by law. Is it?
No. There is no legal minimum commission in Italy. Article 6 of Law 39/1989 leaves the rate to agreement between the parties. The 3% figure is the customary rate recorded by local Chambers of Commerce, and it applies as a fallback only when the parties never agreed anything in writing — which is why the amount should be written down before work starts.
Which languages do you work in?
Italian, English and Spanish, with every document you sign accompanied by a plain translation. We won't put a contract in front of you that you can only read in Italian.
Distance contracts
Fourteen days to change your mind
These packages are sold at a distance to consumers. You have 14 days to withdraw under art. 52 of the Consumer Code (D.lgs. 206/2005), without giving a reason.
Codice fiscale and title checks typically begin within 1–3 days, so work starts inside that window. Before we begin we will ask for your express request to start and your acknowledgement that you lose the right of withdrawal once the service is fully performed (art. 59 lett. a). Without that confirmation we wait.
Who contracts with you will be the incorporated entity named below — the fields are a marked hole until incorporation. Prices, duration and what is included are on this page. Full pre-contract information required by art. 49 is in the terms.
If we cannot settle a dispute, you may use the European ODR platform: ec.europa.eu/consumers/odr. Terms and withdrawal
Start here
Send us the listing. We'll tell you what's wrong with it.
A 30-minute call, no charge. Bring a property you're considering and we'll go through the title, the plan and the taxes you'd actually pay.
Book a callOr write to acquisti@easycasaita.com