FAQ Dreamer Real Estate
Welcome to the Dreamer Real Estate FAQ. Here you'll find quick and clear answers to the most frequently asked questions about buying and managing luxury properties in Italy. Whether you're looking for a luxury villa in Italy or a real estate investment, this guide is designed to support discerning buyers and international investors at every stage of the purchase process. From notarial procedures to Italian tax regulations for foreign buyers, explore everything you need to know to invest confidently in Italy’s most extraordinary real estate. Can’t find what you’re looking for? Feel free to contact us directly: our luxury real estate team of experts is here to assist you.
Buying luxury real estate in Italy
Purchasing a luxury home in Italy involves several key steps:
- Property search: With Dreamer’s assistance, identify the property that best suits your lifestyle and investment goals.
- Irrevocable Purchase Offer: submit a written offer including a deposit (caparra confirmatoria).
- Preliminary Sale Agreement: signed before a Notary and registered in the Land Registry to secure the property and reserve your right to purchase.
- Due Diligence: full technical, legal, and cadastral checks.
- Final deed of sale: the definitive agreement, signed before a Notary, which legally transfers ownership.
Dreamer offers full support throughout each phase to ensure a secure and transparent transaction.
To purchase a property in Italy, international buyers must provide:
- A valid passport or national ID.
- An Italian Tax Code, essential for legal and tax-related procedures.
- A declaration of civil status (single/married) and any applicable marital property regime (community/separation of assets).
- A Power of Attorney, if the buyer cannot be present in person for signing.
Dreamer assists clients in obtaining and managing all necessary documentation.
An Irrevocable Purchase Offer is a formal written proposal by which the buyer expresses the intention to purchase a specific property under agreed conditions. It typically includes:
- Identification of the property.
- Offered price and payment terms.
- Timeline for signing the preliminary and final contracts.
- Legal guarantees.
- Expiration date by which the seller must accept or reject the offer.
This offer becomes binding for the buyer until the expiration date.
The Preliminary Sale Agreement is a legally binding contract where both parties agree to finalize the property transfer at a later date. Dreamer recommends executing this agreement either as a public deed or as a notarized private agreement. In this format:
- It is officially registered in the Land Registry.
- It grants the buyer pre-emptive rights, protecting them from third-party claims on the property.
Dreamer provides legal guidance to ensure maximum protection during this phase.
The Final Deed of Sale, or Notary Deed, is the official contract that transfers property ownership. It is signed before a Notary, who plays a vital role by verifying:
- Legal and fiscal compliance of the property.
- Validity of all parties’ documentation.
- Proper registration of the contract with public authorities.
Once signed, the buyer legally becomes the new owner and gains full possession of the property.
Purchasing a heritage-listed property in Italy means acquiring a prestigious asset protected by the Ministry of Culture. This entails:
- Right of first refusal: The Italian State may exercise a right to purchase the property under the same conditions as the private buyer. Until the State officially waives this right, the sale remains conditional.
- Preservation obligations: The new owner must maintain the artistic and historical value of the property, complying with restrictions from the Heritage Authority for any restoration or renovation work.
These properties often represent a stable and prestigious investment with unique cultural value.
Dreamer provides tailor-made advisory services for international clients, including:
- Legal and tax assistance before and after the purchase.
- Document translation and review.
- Help obtaining an Italian Tax Code and opening a local bank account.
- Comprehensive due diligence management.
Our multilingual team ensures a smooth and secure acquisition experience.
If you plan to purchase your primary residence in Italy from a private individual, you may benefit from tax advantages such as:
- Reduced registration tax at 2% (if the property does not fall under the “luxury” category).
Eligibility requires:
- Establishing or transferring your residency to the municipality of the property within 18 months.
- Not owning another primary residence in the same municipality.
Dreamer guides clients in evaluating their eligibility for these incentives.
Selling luxury homes with Dreamer Real Estate
Choosing Dreamer Real Estate means partnering with a firm specialized in the sale of prestigious homes in Italy. Our exclusive approach offers:
- Targeted international promotion: we leverage advanced marketing strategies and a global network to maximize your property’s visibility.
- Personalized assistance: a dedicated team of experts supports you at every stage, ensuring transparency and professionalism.
- Tailored marketing strategies: we enhance each property through premium services like professional home staging and high-end photo and video campaigns.
A written listing agreement ensures full transparency and a clear understanding between the agency and the seller. While not legally mandatory in Italy, Dreamer requires a formal agreement to deliver a premium, structured service marked by:
- Clear and detailed contractual terms.
- Mutual obligations and rights, ensuring professional standards.
- A reliable, high-quality process tailored to the luxury segment.
Dreamer Real Estate offers three listing options to meet your needs:
- Exclusive listing: Dreamer is the sole authorized agent for your property.
- Non-exclusive listing: you may work with multiple agents and intermediaries.
- Exclusive marketing only: while other agents may handle the sale, only Dreamer may promote the property online.
An exclusive listing agreement grants Dreamer sole rights to market and sell your property. This allows for:
- Strategic marketing investments across national and international platforms.
- Tailored campaigns to attract qualified buyers.
- A trusted one-on-one relationship between you and your dedicated Dreamer consultant.
With exclusivity, Dreamer takes full responsibility for the sale, optimizing visibility, communication, and results.
An exclusive agreement with Dreamer Real Estate offers:
- Greater exposure: dedicated promotional budgets to showcase your property.
- Strategic targeting: access to a curated network of qualified, high-net-worth buyers.
- Streamlined communication: a single, direct point of contact for a more efficient and effective sales process.
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With a non-exclusive listing, the seller is free to engage other agencies or intermediaries. Dreamer operates as one of multiple agents, still offering:
- Targeted international promotion.
- Access to our exclusive portfolio of qualified buyers.
While less focused than an exclusive agreement, it still benefits from Dreamer’s high-level service.
In an exclusive marketing agreement, Dreamer is the only agency authorized to promote the property online, even if other intermediaries are involved in the sale. This ensures:
- Consistent, high-impact marketing across digital channels.
- Unique property positioning through coordinated campaigns.
- Enhanced visibility and brand alignment with Dreamer’s luxury portfolio.
Dreamer distinguishes itself through a suite of premium services, including:
- Professional home staging: enhancing the visual appeal to attract the right buyers.
- High-end photography and videography: showcasing the property through compelling imagery.
- Full administrative support: managing all paperwork, legal documents, and tax requirements.
- Legal and tax advisory: tailored consulting for seamless transactions.
Tax & legal for international buyers
Buying a property in Italy involves several taxes and legal costs. Rates and calculations depend on:
- The type of property (primary residence, second home, or luxury home).
- The seller (private individual or developer).
- The intended use of the property.
Main costs include:
- Registration Tax (or VAT).
- Land Registry Tax.
- Mortgage Registration Tax.
Notary fees.
The Registration Tax applies to most real estate purchases and varies based on the property and buyer profile.
- Primary residence: 2% of the cadastral value (not the purchase price). The cadastral value is calculated by multiplying the cadastral income by 115.5.
- Second home: 9% of the cadastral value (calculated using a multiplier of 126).
- Luxury properties (categories A/1, A/8, A/9): always taxed at 9%, even if it’s a primary residence. No tax benefits apply.
If the property is sold by a developer or construction company within 5 years of completion or renovation, VAT applies instead of Registration Tax:
- Primary residence: 4% VAT (based on purchase price).
- Second home: 10% VAT.
- Luxury home: 22% VAT.
If the seller is not the original developer, VAT does not apply. In this case, the standard Registration Tax applies, often more favorable to the buyer.
- The Land Registry Tax serves to cover the costs of updating cadastral information on the property. It involves the expense of a fixed fee of 50.00 euros (if buying from a private individual) and 200.00 euros (if buying from a construction company).
- The Mortgage Registration Tax covers the expenses associated with the registration of the mortgage in the real estate register. It provides for a fixed amount of 50.00 euros (if buying from a private individual) and 200.00 euros (if buying from a construction company).
Yes. Under Italian law (Legislative Decree 192/2005), the APE (Attestato di Prestazione Energetica) is mandatory for both sales and rentals. It must be issued by a certified technician and presented during the transaction. Dreamer Real Estate can assist you in obtaining this document quickly and efficiently through our network of qualified professionals.
The notary plays a crucial legal role in authenticating real estate transactions in Italy.
The buyer is responsible for all notarial expenses, which depend on:
- Declared property value.
- Presence of a mortgage.
- Whether the notary manages the escrow account.
- Need for an interpreter (for non-Italian-speaking buyers).
If you buy a home in Italy under first-home tax benefits, you must keep the property for at least 5 years. If you sell it before that period and do not purchase another primary residence within 12 months, you’ll lose the tax benefits and must:
- Repay the difference in taxes originally saved.
- Pay a penalty.
- Cover interest charges,
This rule is enforced by the Italian Revenue Agency .
Luxury rentals
Dreamer provides tailored rental agreements for luxury properties to meet every residential need:
- Standard Lease (4+4 years). A long-term agreement with a minimum 4-year term, automatically renewable for another 4. The rent is freely negotiated.
- Temporary Lease (up to 18 months). Designed for short-term needs. Duration is flexible (up to 18 months) with a pre-agreed rent. Ideal for transitional stays.
- Luxury and Tourist Leases (under Civil Code Art. 1571 ff.). Specifically for properties in categories A/1, A/8, A/9, heritage-protected homes (under Law 1089/1939), or properties rented exclusively for tourism purposes.
These last contracts offer: full freedom of negotiation on duration and rent and ideal flexibility for high-end and unique properties
Luxury properties (categories A/1, A/8, A/9) are subject to ordinary taxation:
- Flat-rate tax: not applicable to these categories.
- Standard income tax (IRPEF): 95% of the rental income is taxable. Progressive tax rates apply, based on the owner’s overall income
- Other costs: contract registration fees, usually shared between landlord and tenant and stamp duties and legal fees, if applicable
This is an optional substitute tax for residential property rentals excluding luxury properties. It simplifies taxation and eliminates additional duties:
- 21% flat rate for standard leases (free-market rent).
- 10% flat rate for agreed-rent leases (including temporary contracts).
Benefits include:
- No IRPEF income tax on rent.
- No registration tax.
- No stamp duty.
Note: This regime does not apply to luxury properties (A/1, A/8, A/9) or to companies.
Foreign homebuyers & luxury property investment in Italy
Yes, foreign nationals can purchase property in Italy, provided their country has a reciprocity agreement with the Italian government.
- EU citizens face no restrictions.
- Non-EU citizens may need specific authorization from the Italian Ministry of Foreign Affairs if no agreement exists.
Dreamer Real Estate provides full legal support to verify eligibility and complete transactions safely.
The Flat Tax Regime is a special tax incentive for high-net-worth individuals (HNWIs) who move their tax residence to Italy.
Key features:
- Fixed annual tax of €200,000 on worldwide income (non-Italian sources).
- Reduced rate of €25,000 per family member.
- Valid for up to 15 years.
- Available to individuals who have not been tax residents in Italy for 9 of the last 10 years
This regime is particularly attractive for global investors, entrepreneurs, and retirees seeking residency in Italy with a simplified tax structure.
The Res Non Dom (Resident Non-Domiciled) regime allows eligible foreigners to:
- Avoid taxation on foreign income.
- Only pay Italian tax on locally sourced income.
- Maintain foreign investments while owning property in Italy.
Ideal for those relocating to Italy while keeping financial operations abroad, including business activities, investments, or pensions.
If you purchase a primary residence (prima casa) and transfer your residency to that municipality within 18 months, you may access the following benefits:
- Reduced registration tax: only 2% (instead of 9%) on the cadastral value.
- No VAT if buying from a private seller.
- Reduced mortgage and cadastral taxes: fixed fees instead of percentages.
Note: You must not already own another home purchased under the same “first home” benefits in Italy.
Yes. Non-EU citizens intending to reside in Italy without working can apply for an Elective Residence Visa.
Requirements include:
- Stable and sufficient financial resources.
- Health insurance.
- Proof of accommodation (such as a luxury property purchase.
Dreamer assists international clients throughout the process, including documentation and liaison with Italian consulates.
- Italian inheritance tax applies.
- Owners may elect that the law of their nationality governs the succession, by stating it in their will (per EU Regulation 650/2012). Dreamer provides expert legal assistance for cross-border estate planning, ensuring tax efficiency and legal clarity.
Valuation and Property Management
Valuing a luxury property in Italy involves a comprehensive assessment to determine its true market value. Dreamer Real Estate follows a professional, data-driven approach that includes:
- On-site property inspection: evaluation of condition, materials, finishes, and distinctive features.
- Geographic location: properties in prime areas (historic centers, coastal or panoramic locations) typically command higher prices.
- Unique features: architectural design, private gardens, pools, wellness areas, and other high-end amenities.
- Market comparisons: analysis of similar properties sold or listed in the area.
- Supply & demand trends: dynamics of the luxury real estate market at local and national levels.
This methodology ensures an accurate and competitive valuation tailored to the prestige segment.
Several key elements determine the value of a prestigious home:
- Location: proximity to cultural hubs, natural beauty, or exclusive neighborhoods.
- Size: larger interiors, multiple bedrooms, outdoor space.
- Architecture & design: bespoke finishes, renowned architects, luxury materials.
- Condition: newly renovated or move-in-ready properties add immediate value.
- Exclusive services: smart home systems, private spa, concierge, or 24/7 security.
- Local prestige: presence of other luxury residences and high-quality infrastructure.
Emotional value also plays a role: rarity, elegance, and uniqueness often drive purchasing decisions in this segment.
Dreamer Real Estate provides specialized tax consulting for luxury homeowners, buyers, and sellers. Our services cover:
- Tax planning for property purchases and sales: including VAT, registration tax, and capital gains.
- Support with fiscal residency: tailored advice for foreign buyers interested in relocating to Italy under favorable regimes (e.g., Flat Tax).
- Assistance with historical properties: guidance on tax relief for properties with cultural or artistic significance under conservation restrictions
Whether you are acquiring, managing, or divesting a high-end asset, our experts ensure full regulatory compliance and optimal fiscal outcomes.
Additional Services and Consulting
Absolutely. Dreamer Real Estate offers comprehensive support throughout the acquisition, management, and sale of luxury properties. Our services are tailored to ensure smooth, secure, and personalized transactions.
We collaborate with a trusted network of professionals, including:
- Legal and notary experts.
- Architects and interior designers.
- Tax consultants and investment advisors.
Yes and with an exceptional level of detail. Dreamer Real Estate provides immersive virtual tours that allow clients to explore our luxury listings from anywhere in the world.
Our digital tools include:
- High-quality video walkthroughs: showcasing interiors, exteriors, and views.
- Live video assistance & real-time Q&A with a Dreamer consultant.
- Interactive HD photography to examine every detail of the property.
Perfect for international clients or anyone preferring a first remote preview.
There are several convenient ways to contact us for tailored advice and property solutions:
- Online form: fill out the contact form on our website for a quick response.
- Email: reach us directly at [email protected]
- Phone: call us at +39 055 0453553 to book a consultation.
- Social Media: DM us on Instagram or LinkedIn (@dreamerrealestate).
- In person: visit our headquarters at Via Santo Spirito 11, 50125 Florence, Italy.
