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Published · Updated · 5 min read
Most homes for sale in Italy are sold through an estate agent (agente immobiliare), and if you are buying from abroad, a good one makes the whole process easier. But agents in Italy work differently from those in many other countries: they usually act as a go-between for both sides, and both sides usually pay them. This guide explains how to choose an estate agent in Italy, what to check, what the agent should do for you, and how commission works.
What an Italian agent is
In law, an estate agent is a mediatore: someone who puts a buyer and a seller in touch so that a deal can be done. The agent must not be tied to either party by employment, partnership or representation, and must act fairly towards both, even when only the seller has given them the instruction. That is different from a buyer’s agent who works only for you. If you want someone on your side alone, you can also hire your own lawyer or adviser alongside the agent.
What to check before you start
- Registration with the Chamber of Commerce. The old national register of agents (the ruolo) was abolished in 2010. Agents now have to be registered for this activity with the Chamber of Commerce (Camera di commercio), in the business register or in a special section of the REA, after showing they meet the professional requirements. The Chambers of Commerce explain the rules. Ask the agent for their registration details, or check the business register yourself. This matters to you directly: commission is only owed to an agent who is properly registered.
- Professional liability insurance. Agents must hold insurance covering their professional risks, which protects clients if the agent makes a mistake. It is reasonable to ask who the insurer is.
- Their standard forms. Agents must deposit the forms they use, such as the offer and the mandate, with the Chamber of Commerce, where they can be consulted. Ask for blank copies early, so you can read them, and have them translated, before you sign anything.
- Local knowledge. Italy’s property markets are very local. An agent who knows the comune, the planning office and the local surveyors is far more useful than one who covers a whole region from a distance.
The duty to tell you what they know
The Italian Civil Code requires the agent to tell both parties about any circumstances they know of that affect the value and safety of the deal and could influence the decision to go ahead, such as defects, planning problems or doubts about the other party. They must not give false information, and if they haven’t been able to check something, they should say so. However, an agent does not have to carry out technical or legal checks unless they have agreed to. If you want them to obtain land registry records or check planning documents, ask for it in writing.
What the agent does for you
- Viewings, and answering questions about the house, the area and the seller’s plans.
- The written offer (proposta d’acquisto), usually on the agent’s own form, which the agent passes to the seller. Once the seller accepts it in writing, both sides are bound, so add any conditions, such as a survey or a mortgage, before you sign.
- Gathering documents: title deeds, land registry plans, planning records and the energy certificate.
- The preliminary contract (compromesso or contratto preliminare), which sets out the price, deposit, timetable and conditions.
- Liaising with the notary who handles the final deed (rogito). The notary is chosen by the parties, usually the buyer, not by the agent. At the deed you will be asked to declare whether you used an agent and what you paid them.
The full sequence is explained in our guide on how to buy property in Italy.
How commission works
- Both sides usually pay. By law, commission is owed by both buyer and seller, unless the agent agrees otherwise.
- It isn’t fixed by law. It is set by agreement; failing that, by local custom, and in a dispute, by a judge. It is usually a percentage of the price plus VAT. A buyers’ guide published by the Turin Chamber of Commerce says it normally ranges from 1% to 3% plus VAT for each party, but it varies by area and agent, and it can be negotiated.
- Agree it in writing, in advance, including what it covers and any extra services charged separately. Agents can also ask to be reimbursed for expenses, even if no sale happens, unless you agree otherwise.
- It is usually due when the deal is agreed, not at the final deed. Commission becomes due once the sale is concluded: when the preliminary contract is signed, or when you are told the seller has accepted a complete written offer. If the agreement depends on a condition, such as getting a mortgage, it becomes due when that condition is met.
Working with an agent from abroad
- Ask for video viewings of properties you can’t visit yet, including the surroundings and the access road.
- Get key documents translated, especially the offer and preliminary contract. Signing in a language you don’t read is a common mistake.
- Get your codice fiscale early, as you will need it to sign contracts and complete the purchase.
- Pay deposits by traceable bank transfer, as set out in the signed documents.
Red flags
- The agent can’t or won’t give their Chamber of Commerce registration details.
- Commission is vague or only agreed verbally.
- Pressure to sign an offer the same day, or before you have seen the documents.
- Requests for cash, or for payments to a personal account.
- Insistence on a particular notary.
- Vague answers about planning compliance, condominium debts or who else owns the property.
Our list of the 7 mistakes foreign buyers make covers more of the traps.
Questions to ask an agent
- What is your Chamber of Commerce registration, and who is your insurer?
- What commission do you charge me, plus VAT, and when is it due?
- Have you checked that the property matches its planning and land registry records?
- Is anything known about the house, the neighbours or the condominium that I should hear now?
- Can I see blank copies of your offer form and preliminary contract?
- Which local surveyors (geometri) and lawyers work in English?
How Realpoint fits in
Realpoint lists homes from estate agents across Italy. You contact the agent directly through each listing, so you deal with the local agent who knows the property. To find homes, describe what you want in our AI property search, for example “farmhouse with a pool near a village in Tuscany”, or explore regions on Discover Italy. Before you buy, budget for the yearly property taxes too.
This is general information, not legal advice. Rules and practice vary and change over time, so confirm the details with a notary or lawyer before you sign anything.
