The buying process in Italy

A step-by-step guide from orientation to handover

The Italian real estate market is characterized by thorough processes and legal frameworks that differ significantly from those in Norway. There are rarely open viewings or quick bidding rounds; instead, a process is set up that allows for technical investigations and legal quality assurance before the final change of ownership.

Viewing Phase: Private Property Tours

In Italy, property viewings are conducted as private appointments between the interested party and the real estate agent.

Thoroughness: Sufficient time is normally allocated to examine the property, and it is expected that all questions regarding the condition of the home are asked during this phase.
Visitation Sheet (Foglio di Visita): It is standard procedure for interested parties to sign a document confirming that the agent has presented the specific property.
The Intermediary's Role: An Italian real estate agent (mediatore) acts as a neutral intermediary who receives a commission from both the buyer and the seller. While the agent is obliged to disclose known defects, they do not typically perform in-depth technical or building compliance inspections.

The Purchase Offer (Proposta d'Acquisto)

Once a specific property has been identified, a written and binding purchase proposal is drafted using a standardized form.

Deposit: Upon signing, an amount equivalent to 5% of the purchase price is typically paid.
Legal Obligation (Caparra Confirmatoria): Upon the seller’s acceptance, the deposit is converted into a legal security. If the seller withdraws from the agreement after acceptance, the buyer is entitled to receive double the deposit in return. If the buyer withdraws, the deposit is forfeited in its entirety.

Preliminary Agreement (Contratto Preliminare)

This phase, often called the Compromesso, is the legal foundation of the transaction. Although ownership is not yet transferred, the parties are legally obligated to complete the transaction.

Verification: All details regarding the property, cadastral data, absence of encumbrances and final takeover date are determined. At this stage, an additional amount is normally paid, so that the total deposit is approximately 20% of the purchase price.
Legality check: A check is made of the correspondence between the physical condition of the home and the registered drawings (Urbanistica & Catasto).
Registration: To protect the buyer against encumbrances or sales to third parties in the period leading up to takeover, the preliminary agreement can be registered with a notary.

The Deed (Rogito): Final Transfer

The formal transfer of ownership takes place at a Notaio (Notarius Publicus), a public official representing the Italian state.

Control function: The notary verifies the identities of the parties, checks that all statutory taxes and fees are paid, and ensures that the change of ownership is registered in the public property registers.
Required documentation: To complete the transaction, an Italian tax number (Codice Fiscale) and a valid energy certificate (APE) for the property are required. Upon signing the deed, the balance is paid and the legal possession of the property is transferred to the buyer.

Peace of mind at every stage

While the Italian broker and notary ensure the legality of the transaction, a safe purchase process often requires additional technical and strategic assistance. This ensures that the property complies with Norwegian expectations for thorough documentation, technical inspection and predictable execution.

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