One of the first questions international buyers ask when they find the right home in Italy is: how much should I offer below the asking price?
The short answer is that property prices in Italy are often negotiable, but there is no standard discount.
Offering 10% less simply because you are buying in Italy is not a negotiation strategy. On one property, a 10% reduction may be perfectly reasonable. On another, even 5% may be unrealistic. And for a correctly priced property in a competitive location, the asking price itself may be the right price.
The key is understanding the difference between the asking price and the actual market value of that particular property.
Is it normal to negotiate property prices in Italy?
Yes. Negotiation is a normal part of many Italian property transactions.
However, this does not mean that every seller deliberately adds a large negotiating margin to the asking price.
A professionally valued property may already be positioned very close to its expected selling price. Another property may have been placed on the market at an optimistic price and therefore leave considerably more room for negotiation.
This is why applying the same percentage to every property rarely works.
The better question is not:
“How much can I get off the asking price?”
It is:
“What is this property realistically worth in today’s market?”
Is offering 10% below the asking price reasonable?
Sometimes. But 10% should never be treated as an automatic starting point.
Consider a property offered at €600.000.
An offer of €570.000 might be taken seriously if the property is correctly priced and has recently come onto the market. An offer of €540.000 might make sense if there is evidence that the asking price is too high, the property requires substantial work or it has been available for a long period.
On the other hand, if the €600.000 property is unusual, well priced and attracting several interested buyers, offering €540.000 simply because “buyers negotiate in Italy” could mean losing the property altogether.
The percentage tells you very little without the context behind it.
Recent data from the Bank of Italy supports this more cautious approach: in the second quarter of 2026, average discounts on asking prices remained broadly stable at their lowest levels since the survey began. This is another reason why applying a standard discount percentage to every property can be misleading.
Buying a home in Italy is often a lifestyle decision, but for many international families it is also a long-term estate planning decision. Understanding how inheritance tax works in Italy can therefore be useful before purchasing a second home or family property.
Italy is often seen as a complex country from a tax point of view. However, when it comes to inheritance tax for spouses and children, the Italian system can be more favourable than many international buyers expect.
This article explains the main inheritance tax rules in Italy, how they compare with other European countries, and which additional taxes may apply when inheriting Italian real estate.
For a broader overview of the purchase process, you can also read our guide to Buying in Italy.
How Italian inheritance tax works for spouses and children
In Italy, inheritance tax depends on the relationship between the deceased person and the heir. For transfers in favour of a spouse or direct relatives, such as children, parents or grandchildren, the inheritance tax rate is 4%. However, each beneficiary has a personal allowance of Euro 1.000.000.
This means that if a parent leaves assets worth up to Euro 1.000.000 to one child, no Italian inheritance tax is due on that transfer. The 4% tax applies only to the amount exceeding that threshold.
For example, if a child inherits Euro 1.200.000 from one parent, the taxable amount would generally be Euro 200.000, with inheritance tax calculated at 4% on that excess amount.
Italy compared with other European countries
A 2023 analysis by OCPI, the Observatory on Italian Public Accounts, compared inheritance tax in several European countries using a simple example: Euro 1.000.000 left by one parent to one child.
The estimated inheritance tax was:
Italy: Euro 0
Germany: Euro 75.000
France: Euro 213.000
United Kingdom: Euro 249.200
Spain: Euro 266.934
This comparison does not mean that Italy has no inheritance tax in every situation. It means that, in this specific example, the Italian allowance for direct heirs is high enough to avoid inheritance tax completely.
For international buyers purchasing a second home or family property in Italy, this is an important point to understand.
Why this matters for UK, Irish and Scandinavian buyers
For UK buyers, inheritance tax is often a key planning issue. In the United Kingdom, inheritance tax is generally charged at 40% on the part of the estate above the available tax-free threshold, although allowances and reliefs may apply.
For Irish buyers, the Irish Capital Acquisitions Tax system should also be considered. Gifts and inheritances received by children from parents benefit from a specific threshold, but tax may apply above that amount.
Scandinavian buyers have different starting points. Sweden and Norway do not currently have inheritance tax, while Denmark still applies estate taxation in certain cases.
This is why each buyer’s country of residence and personal situation matter. A property located in Italy will require Italian succession formalities, but the buyer’s home country rules may also be relevant.
International buyers should also consider the tax rules of their country of residence, as cross-border inheritance situations may involve more than one jurisdiction.
Inheriting property in Italy: other taxes to consider
A common misunderstanding is to think that if no Italian inheritance tax is due, there are no costs at all. That is not correct.
When an estate includes Italian real estate, other property-related taxes are normally due, even if inheritance tax itself is not payable because of the Euro 1.000.000 allowance.
The main taxes are:
Imposta ipotecaria, mortgage tax, generally 2% of the cadastral value of the property.
Imposta catastale, cadastral tax, generally 1% of the cadastral value of the property.
These taxes are connected to the transfer and registration of the property in the Italian land and cadastral registers.
If the heir qualifies for Italian “prima casa” benefits, these taxes may be reduced to fixed amounts, generally Euro 200 each. This must always be verified with a notary or qualified tax adviser.
There may also be administrative charges, stamp duties and professional fees connected to the succession declaration.
Italy’s Flat Tax regime has been one of the most attractive incentives in Europe for Ultra High Net Worth Individuals considering a relocation. With the 2026 Budget Law, the italian government has introduced a new adjustment that raises the annual substitute tax from Euro 200.000 to Euro 300.000 for the main taxpayer and from Euro 25.000 to Euro 50.000 for each eligible family member. Yet, despite the headline increase, the core appeal of the regime and Italy’s broader advantages for UHNWIs remain solid and unchanged.
Who is protected from the Flat Tax increase
The new thresholds apply only to individuals who will establish their civil residence in Italy from 1 January 2026 onwards. Those who take up residence by 31 December 2025 will continue to benefit from the current rates of Euro 200.000 for the main taxpayer and Euro 25.000 for each family member.
How the Flat Tax regime works
Introduced in 2017, the regime under Article 24-bis of the Italian Income Tax Code allows new residents to replace ordinary taxation on foreign-source income with a fixed annual payment, irrespective of the amount of worldwide income generated.
Key conditions and features include:
• The taxpayer must not have been fiscally resident in Italy for at least nine of the previous ten tax years. • Foreign-source income is covered by the flat tax, while Italian-source income remains subject to ordinary taxation. • The regime lasts 15 tax years and can be voluntarily revoked at any time. • The option can be extended to qualifying family members, currently for Euro 25.000 each, rising to Euro 50.000 from 2026.
Pourquoi l’Italie devient de plus en plus attractive pour les Français souhaitant acheter un bien immobilier
L’Italie séduit un nombre croissant de Français désireux d’investir dans l’immobilier, que ce soit pour une résidence secondaire, un futur projet de retraite ou un véritable changement de vie. Mais au-delà de son charme incontestable, de sa gastronomie, de ses paysages et de son climat, ce sont surtout des considérations économiques, fiscales et patrimoniales qui font de l’Italie une destination de choix.
Une fiscalité d’acquisition nettement plus avantageuse
En matière d’acquisition, l’Italie propose un cadre fiscal bien plus attractif que celui en vigueur en France. Le coût global d’un achat, incluant taxes et frais de notaire, y est sensiblement réduit.
À titre d’exemple, les frais de notaire en Italie varient généralement entre 2 % et 4 % du prix d’achat, contre 7 % à 8 % en France (où sont inclus les droits de mutation et les émoluments du notaire).
De toute façon, en Italie, les droits d’enregistrement ne sont pas calculés sur le prix d’achat réel, mais sur la valeur cadastrale du bien, une valeur fiscale officielle fixée par l’administration. Cette valeur est généralement bien inférieure au prix commercial : en Ligurie, elle se situe souvent entre 30 % et 50 % du prix de marché, ce qui allège considérablement la fiscalité.
Cette valeur cadastrale, inscrite au registre foncier local (Catasto), est utilisée pour déterminer les impôts liés à la propriété. Ce système fiscal est particulièrement avantageux lorsqu’il s’agit d’un achat en tant que résidence principale, puisqu’il donne droit à une réduction des droits d’enregistrement (de 9 % à 2 %) et à l’exonération totale de la taxe d’habitation.
Une fiscalité immobilière favorable
L’Italie offre également des avantages fiscaux notables pour les investisseurs immobiliers :
Exonération des plus-values : La vente d’un bien immobilier détenu depuis plus de 5 ans est exonérée d’impôt sur la plus-value, contrairement à la France où l’exonération totale n’intervient qu’après 30 ans de détention. Alors que la vente d’un bien immobilier acquis en tant que résidence principale est exonérée d’impôt sur la plus-value.
Régime simplifié des revenus locatifs : la “cedolare secca” permet une imposition forfaitaire de 21 % sur les loyers perçus, offrant un régime simple et souvent plus avantageux que le système progressif français.
Ces dispositifs rendent l’investissement locatif en Italie à la fois plus souple, plus lisible et souvent plus rentable.
Des droits de succession bien plus doux
L’Italie se distingue par une fiscalité successorale nettement plus favorable. Les transmissions en ligne directe (conjoints ou enfants) bénéficient d’un abattement de 1 million d’Euros par héritier, au-delà duquel le taux d’imposition n’est que de 4 %. En comparaison, la France applique un abattement de seulement 100.000 Euros par enfant, avec des taux pouvant atteindre jusqu’à 45 %, voire 60 % dans certains cas. Dans touts les autres cas, en Italie, il faudra payer le 2% d’impôt cadastral (réduit à un minimum de seulement 200 Euros) et le 1% de taxe hypothécaire (également réduit à un minimum de seulement 200 Euros).
Par ailleurs, une convention fiscale franco-italienne évite toute double imposition, un atout non négligeable pour les familles disposant de biens dans les deux pays.
Des prix immobiliers souvent plus accessibles
Outre la fiscalité, les prix de l’immobilier en Italie restent compétitifs par rapport à la France, notamment dans des régions aussi charmantes que la Ligurie. Il est possible d’y acquérir de magnifiques maisons de caractère, souvent avec jardin, vue mer ou piscine, à des prix bien inférieurs à ceux pratiqués sur la Côte d’Azur ou en Provence.
Un engouement croissant pour les demeures typiques et le patrimoine
Les acheteurs français manifestent un intérêt croissant pour les propriétés au charme authentique : maisons en pierre, palazzi historique. L’Italie, avec sa richesse architecturale et culturelle, offre un cadre de vie unique. La dimension patrimoniale et historique du bien devient un critère d’achat central, autant que son potentiel de valorisation ou sa rentabilité locative.
L’Italie s’impose comme une destination idéale pour les Français à la recherche d’un investissement sécurisé, d’une fiscalité plus légère, ou tout simplement d’un art de vivre raffiné. Grâce à ses conditions d’acquisition avantageuses, à son régime fiscal attractif, à ses prix encore accessibles et à la richesse de son patrimoine, elle se positionne aujourd’hui comme l’une des meilleures alternatives en Europe pour investir ou s’installer à long terme.
La Ligurie, un choix naturel pour les Français
Pour les acheteurs français, la Ligurie s’impose comme une destination de choix. Proche de la Côte d’Azur et de villes comme Nice ou Monaco, cette région italienne bénéficie d’une accessibilité incomparable, notamment grâce à l’aéroport international de Nice. La Ligurie offre un cadre de vie idyllique avec ses villages côtiers pittoresques, ses plages, ses collines verdoyantes et ses panoramas spectaculaires. De plus, la proximité géographique favorise les allers-retours fréquents, et la présence de nombreux habitants et commerçants francophones facilite les échanges au quotidien. Cette région conjugue ainsi charme italien, hospitalité, et une véritable continuité culturelle et linguistique pour les acheteurs français.
Prêt à acheter votre bien immobilier en Ligurie ? Contactez notre équipe d’experts francophones chez LiguriaHomes Casamare pour découvrir nos meilleures opportunités: www.liguriahomes.fr
Pour en savoir plus sur l’achat immobilier en Italie, consultez notre guide complet en ligne : Acheter en Italie – Guide pour les Français. Vous y trouverez toutes les informations essentielles pour réussir votre projet immobilier, de la recherche du bien idéal aux démarches administratives.
Italy’s rich history, stunning landscapes, and vibrant culture make it an attractive destination for Canadian citizens looking to buy a property. Whether you’re searching for a vacation home, a retirement haven, or a safe investment, understanding the rules of purchasing real estate in Italy is crucial.
This guide addresses the top frequently asked questions (FAQs) to help Canadian buyers in navigating the Italian property market, incorporating the latest legislative updates.
1. Can Canadian citizens legally purchase property in Italy?
Yes, Canadian citizens can legally purchase property in Italy, but restrictions now apply as a result of reciprocity with Canada’s “Prohibition on the Purchase of Residential Property by Non-Canadians Act,” effective January 1, 2023. These restrictions align with the limitations Canada imposes on foreign buyers. However, Canadian citizens may still qualify to buy property if they meet specific exceptions.
2. What are the exceptions that allow Canadians to buy property in Italy?
Canadian citizens must meet at least one of the following exceptions to purchase property in Italy:
The property is located in a municipality (“Comune”) with fewer than 10,000 residents, unless near a major metropolitan area, where restrictions may apply.
The purchase involves transfers by death, separation, divorce, or gift, which are not subject to the ban.
The buyer holds long-term Italian immigration status.
The buyer is a dual citizen holding an EU passport in addition to Canadian citizenship.
The buyer is purchasing the property with a spouse or civil union partner who is an EU citizen or an Italian permanent resident.
If none of these exceptions apply, purchasing residential property in Italy may be restricted.
3. Where can Canadians buy property in Italy?
Canadian citizens can purchase property in municipalities (“Comuni”) with fewer than 10,000 residents. However, restrictions may still apply if the property is located near a major metropolitan area. It’s essential to confirm the location’s eligibility with a real estate professional before proceeding.
4. How does the property purchase process work in Italy?
Buying a property in Italy is a highly regulated and formal process, with distinct contractual standards and negotiation practices. It typically involves:
Offer and Acceptance: A formal and binding agreement between buyer and seller.
Preliminary Contract (“Compromesso”): A more detailes binding contract outlining all terms of sale.
Final Deed (“Atto/Rogito Notarile”): Signed in front of an Italian Notary, at which point the balance of the payment is made, the keys are handed over, and the deed is registered in the Public/Land Registry.
For a detailed step-by-step guide, visit our Buying Guide to learn everything you need to know about purchasing a property in Italy.
5. Are there residency requirements for Canadian property owners in Italy?
Owning property in Italy does not automatically grant residency. Canadian citizens can stay in Italy for up to 90 days within a 180-day period without a visa. For longer stays, a visa or residency permit is required. Common options include:
Elective Residency Visa: Ideal for retirees looking to enjoy the Italian lifestyle full-time.
Work or Study Visa: For individuals relocating to Italy for employment or education.
If you’re a remote worker, Italy’s Digital Nomad Visa offers an exciting opportunity to live and work in the country while enjoying its breathtaking scenery. Learn more in our blog: Italy’s New Digital Nomad Visa: A Gateway to La Dolce Vita.
6. What financing options are available for Canadian buyers?
Canadian buyers have several financing options:
Italian Mortgages: Some Italian banks offer mortgages to non-residents, though terms may be more stringent and may require a higher down payment. Understanding the local mortgage system is crucial, and working with an experienced broker can make the process smoother. To dive deeper into the process, read our blog: Getting a Mortgage in Italy: A Comprehensive Guide.
Canadian Financing: Buyers can secure financing through Canadian lenders, such as home equity loans or cross-border mortgage services.
Currency Exchange Considerations: Exchange rate fluctuations can impact the cost of purchasing and maintaining a property. Working with a reputable currency exchange provider can help secure favorable rates and reduce financial risks.
Conclusion
Buying property in Italy as a Canadian citizen is an exciting and rewarding venture, offering you the chance to enjoy “la dolce vita” in one of the world’s most beautiful countries. Liguria, often referred to as the Italian Riviera, stands out as an exceptional destination for property investment.
Why choose West Liguria? West Liguria offers a unique combination of stunning coastal scenery, historic towns, and a mild Mediterranean climate. The region is home to glamorous seaside towns such as Sanremo and Bordighera, and charming inland areas dotted with olive groves and vineyards. Its strategic location, bordering France, allows easy access to Monaco, the French Riviera, and major European cities.
The region is conveniently located near Nice International Airport (NCE), which provides direct flights to Canada, making it an ideal choice for Canadians seeking easy connectivity between their homes in Italy and North America.
For those seeking a second home, retirement haven, or investment property, West Liguria provides excellent options, from luxurious villas with sea views to quaint townhouses and modern apartments. Its culinary delights, vibrant culture, and strong community make it a perfect destination to call home.
With decades of experience in Liguria’s real estate market, LiguriaHomes Casamare is your trusted partner in finding the perfect property in Liguria. Our expertise, local knowledge, and personalized service ensure a smooth and stress-free buying experience.
Start your journey today by exploring our listings or contacting our team for tailored advice. Let us help you make your dream of owning property in Italy a reality!
Effective April 4, 2024, Italy has introduced a new digital nomad visa, opening doors for remote workers from outside the European Union to live and work in the country. This visa is designed for highly skilled professionals who can work remotely, offering them the opportunity to enjoy Italy’s rich culture, beautiful landscapes, and world-renowned lifestyle.
To qualify, applicants must meet specific income requirements, have health insurance, and be employed outside of Italy. This initiative is part of Italy’s broader efforts to attract international talent and revitalize its economy.
Key Details of the Digital Nomad Visa:
Eligibility: The visa is designed for highly-skilled professionals, including freelancers (“digital nomads”) and employees (“remote workers”), who can work remotely using technology.
Skills and Education: Applicants must have a university degree (minimum three years), an accredited professional license, or significant professional experience. Some consulates may require the education to align with the work being performed.
Work Experience: At least six months of relevant work experience is required, with up to five years for those without a degree.
Work Contract: Remote workers need to provide evidence of an employment contract or a binding job offer that requires high-level skills. Freelancers may need to provide proof of contracts or client engagements.
Criminal Background Affidavit: Remote workers must submit an affidavit from their employer confirming no convictions related to specific immigration crimes. While a criminal background check for the applicant is not explicitly required, some consulates might ask for it.
Annual Income: Applicants must demonstrate an annual income of at least EUR 24,789. The income should ideally be related to remote work, though requirements may vary by consulate.
Housing: Evidence of accommodation in Italy is required, which could be a lease agreement or proof of ownership. Some consulates may accept a hotel reservation or a letter of hospitality.
Health Insurance: Applicants must have medical insurance covering treatment and hospitalization in Italy. Alternatively, an affidavit committing to obtain insurance upon arrival may be accepted.
Visa Duration and Renewal: The visa is valid for one year, with the option to renew it without reapplying, once in Italy.
Where to Apply: Applications must be submitted at the Italian Consulate responsible for the applicant’s area of residency.
This visa presents a unique opportunity for digital nomads and remote workers to experience life in Italy while maintaining their professional careers.
If you’re considering relocating to Italy under this new visa, it’s essential to prepare thoroughly to ensure that you meet all the requirements and understand the implications of living and working abroad. With its unparalleled lifestyle offerings, West Liguria stands out as a premier destination for digital nomads.
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