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Published · 5 min read
Italy places few limits on who can own a home there, but it does have one rule that surprises many foreign buyers: the reciprocity principle. Whether it affects you depends on your nationality and on whether you already live legally in Italy. This guide explains how the rule works, who is exempt, how to check your own country, and what owning property does and does not give you. It reflects the position as of October 2026.
The starting point: reciprocity
Article 16 of the preliminary provisions of the Italian Civil Code, dating from 1942, says that a foreigner may enjoy the civil rights of an Italian citizen on condition of reciprocity (condizione di reciprocità). In practice, a foreign national may buy property in Italy if an Italian citizen could buy property in that person’s country. The same article applies to foreign companies.
Reciprocity can come from the other country’s own laws or from an agreement between that country and Italy. Where a ratified treaty covers the matter, the treaty settles the question.
Who does not need a reciprocity check
- EU citizens. Citizens of other EU member states are treated in the same way as Italians, so the question does not arise.
- EEA citizens. Citizens of Iceland, Liechtenstein and Norway are treated like EU citizens under the European Economic Area agreement.
- Foreigners legally resident in Italy. Italy’s immigration law (Legislative Decree 286/1998) gives foreigners who are lawfully staying in Italy the same civil rights as Italians. Its implementing regulation says no reciprocity check is needed for holders of a long-term residence permit, or of a permit for work, self-employment, family, humanitarian reasons or study, and for their family members who are lawfully resident. If your permit is of another type, ask the notary how it will be treated.
Switzerland is a special case. Swiss citizens have broad rights in the EU under the free movement agreement, but the Ministry of Foreign Affairs’ country sheet for Switzerland sets out limits for buyers who live outside Italy, based on what Switzerland allows Italians to buy there. Swiss buyers should ask the notary to confirm their position early.
Everyone else: how to check your country
If you are not an EU or EEA citizen and do not hold a qualifying Italian residence permit, reciprocity has to be confirmed. The Ministry of Foreign Affairs (the Farnesina) is responsible for this. It publishes a country-by-country list of reciprocity sheets on its website, under the heading condizione di reciprocità, and provides information to notaries on request. Each sheet summarises what Italians can do in that country, including buying property, and lists the agreements in force with Italy.
Some examples from the sheets, as of October 2026:
- United States. The sheet reports no particular restrictions on Italians buying property in the US, so US citizens are generally able to buy in Italy.
- Australia. The sheet states that a 1967 agreement between the two countries provides reciprocity, including for property investment.
- United Kingdom. The sheet states that UK citizens are treated like Italians and are exempt from the reciprocity check. It was written around the time of the UK’s departure from the EU, so ask your notary to confirm how it is applied today.
- Canada. The sheet describes the Canadian law, in force since 2023, that restricts non-Canadians from buying residential property in Canada. Canadian buyers who do not live in Italy should ask the notary to check their position before signing anything.
The sheets are updated from time to time and some are several years old. Treat them as a starting point, and rely on the notary’s check for your own purchase.
Buying through a company
Some buyers consider holding property through a company. This is not a way round the reciprocity rule. Article 16 applies to foreign companies as well as individuals, and when foreigners set up or invest in an Italian company, reciprocity can be checked at that stage too. A company also brings its own accounts, tax and running costs. If you are considering it, take advice from an Italian lawyer and a commercialista (accountant) before you commit.
The documents you will need
- A valid passport (or, for EU citizens, a national identity card) to identify you at the deed.
- An Italian tax code (codice fiscale). You need it to sign contracts, pay taxes and set up utilities. If you live abroad, the Agenzia delle Entrate says you can apply through the Italian consulate in your country of residence. Our guide explains how to get your codice fiscale.
- Your Italian residence permit, if you are relying on it for the exemption described above.
Owning a home is not a right to live in Italy
Buying property in Italy does not give you a right to live there. If you are not an EU or EEA citizen, how long you can stay depends on immigration rules, not on what you own. Visitors from visa-exempt countries can generally stay in the Schengen area for up to 90 days in any 180-day period. To live in Italy for longer you need a national visa and then a residence permit.
For people who want to retire to Italy and live on pensions or other income without working, the usual route is the elective residence visa. One of its conditions is accommodation in Italy, which can be a home you own or one you rent. Your Italian home can therefore support a visa application, but it does not replace one.
The role of the notary
Every property sale in Italy is completed by a notaio, a public official who is neutral between buyer and seller. The notary checks the identity of the parties and their right to make the purchase, including reciprocity where it applies, carries out searches on the property, drafts and reads the deed, and then registers it with the tax office and the property registers. If your Italian is limited, tell the notary in advance so that a translation or an interpreter can be arranged.
Because the notary must confirm you are entitled to buy, raise any question about your nationality or status at the start, before you sign a preliminary contract or pay a deposit.
Next steps
Once you know you can buy, our guide to buying property in Italy as an expat walks through the process, and the 7 mistakes foreign buyers make covers the common pitfalls. To explore regions, see Discover Italy, and when you are ready to look, describe what you want in our AI property search.
This is general information, not legal advice. Rules on reciprocity, residence and visas change, and the position for your nationality may differ from the examples above. Check with the Italian consulate, an Italian lawyer or a notary before you make an offer.
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