Buying a House in Italy (and Sardinia): A Clear, Step-by-Step Guide

By Demuro Immobiliare / Live In Sardinia — established 2004

Buying in Italy can feel complex—new rules, new documents, new customs. With the right local partner, though, the journey becomes smooth, transparent, and secure. Since 2004, Demuro Immobiliare / Live In Sardinia has guided international clients across every phase—from search to deed—through a trusted network of notaries, surveyors/architects, builders, and accountants.

Why work with a local, bilingual agency?

• We bridge cultural and legal differences and explain what’s normal in Italian transactions.
• We coordinate the due diligence (planning, cadastral, and legal checks) with qualified professionals.
• We manage the timeline and paperwork, so you can focus on the home you love.

The 3 phases of the Italian purchase process

1) Finding the right property

Viewings and advice are free (unless otherwise agreed). If a match isn’t found, no commission is due for time or information provided.

2) Offer to Purchase → Preliminary Contract (“Compromesso”)

• Offer to Purchase: a unilateral proposal, typically valid 7–15 days, for the seller to accept or decline.
• Preliminary Contract (Compromesso): a binding promise to complete the sale. It mirrors the key terms of the final deed (parties’ consent, object, price, timelines, conditions).
• Deposit: commonly 10%–30% of the agreed price; penalties can apply to unjustified withdrawal.
• Agency commission: once an offer and/or preliminary is signed by both parties, the fee is typically 2%–5% + VAT (or a fixed amount agreed in advance).

With Demuro Immobiliare / Live In Sardinia, the commission amount, timing, and payment method are agreed upfront to avoid surprises.

3) The Notarial Deed (“Rogito”)

After acceptance/Compromesso, your agent coordinates: the Codice Fiscale (tax code), registration of the preliminary (if executed), the notary quote and deed scheduling, and tax estimates based on the property and your buyer status (primary vs second home; private vs company seller). At the deed, the notary verifies title, charges, compliance, and transfers ownership.

Ownership costs: IMU & TARI

IMU: since 2020, former TASI was merged into IMU. IMU is due based on municipal rules and property use. TARI (waste tax) is separate and depends on occupants and floor area. We provide a personalized cost sheet for your property and municipality.

Selling later? Capital gains overview

• If a private individual sells within 5 years of purchase/construction, the gain is generally taxable—unless it was your main residence for most of the period.
• You can choose the 26% substitute tax at the notary on the day of the deed, or ordinary income taxation. Sales after 5 years are typically exempt for private individuals (per current law).

This section is informational, not tax advice. We’ll connect you with a qualified tax professional for tailored guidance.

Mini-FAQ