Owning a home on Lake Garda is a dream for many buyers from Germany, Austria, Switzerland, the Netherlands and the rest of Europe. The good news is that, for a foreigner, the process is simpler than you might think — as long as you know the right steps. Here you will find everything you need: from the tax code to the documents, from the role of the notary to the utilities after the purchase.
Who can buy property in Italy
- EU citizens (Germany, Austria, the Netherlands, France…): can buy without any restriction, just like an Italian citizen.
- Non-EU citizens (e.g. Switzerland, the United Kingdom): can buy on the basis of the principle of reciprocity or if they hold a valid residence permit.
For the vast majority of buyers on Lake Garda — Germans, Austrians, Dutch, Swiss — there are no obstacles to buying.
Important: you do not need to be resident in Italy or move here to buy. You can buy perfectly well as a non-resident, for example a holiday home as a second residence.
The tax code (codice fiscale): the first step
The codice fiscale is the Italian tax code, a personal identification number. You need it to sign the purchase deed before the notary (the purchase offer and the preliminary contract, on the other hand, can be signed before you have one). It is free and can be obtained at an office of the Agenzia delle Entrate (Italian Revenue Agency), at an Italian consulate in your country, or through a representative holding a power of attorney. If you do not have one yet, we will help you get it.
The buyer's document checklist
Here is what you actually need as a buyer. The list is shorter than you might expect, and we prepare most of it together with you.
- Valid identity document: identity card or passport, valid on the day of the deed signing.
- Italian tax code (codice fiscale): without it you cannot sign the deed before the notary, while the purchase offer and the preliminary contract can be signed before you have it. If you do not have one yet, we will help you get it.
- If you are married, an up-to-date marriage certificate from your country. The notary asks for it because the matrimonial property regime determines in whose name the property is registered, and will tell you in what form to present it.
- Residence permit (only for some non-EU citizens, where reciprocity does not apply).
- Traceable payments: bank transfers or banker's drafts. The deed states how the price was paid.
- Special power of attorney, only if you will not be present at the deed signing and a person you trust signs on your behalf.
The documents relating to the property (title deed, floor plan, land registry extract, APE energy certificate, compliance checks) are not your job: we collect and check them with the seller and the notary before signing.
If you do not speak Italian: the deed is drawn up in two languages, Italian and your own language (or English), and read before the notary in the presence of an interpreter. We arrange the interpreter and the timing with the notary's office.
The role of the notary
In Italy the notary is a public and impartial official who guarantees the legality of the sale. The notary checks ownership and that there are no mortgages on the property, verifies the documents, drafts and authenticates the deed, pays the taxes over to the State and registers the deed in the public registers.
Purchase taxes and costs
The taxes depend mainly on who is selling (a private individual or a company, which charges VAT) and on the intended use of the property (main home or second home). For an estimate in your case, use our guide with calculator on property purchase taxes in Italy.
After completion: utilities and first steps
Once you have the keys, a few practical steps remain. It is best to deal with them straight away, so you are not left without electricity or water on your first stay:
- Electricity and gas: the contract is transferred into your name (voltura), or reactivated (subentro) if the meter has been disconnected. You will need your tax code, the meter numbers, the meter reading on the handover day and an IBAN for direct debit.
- Water: the same procedure, with the municipality's water supplier.
- Waste tax (TARI): as the new owner you file the declaration with the municipality.
- IMU: for a second home it is paid in two instalments, in June and December. You can estimate it with our IMU calculator for second homes.
- Residential complex: if the property is in a residence, you give the building manager your contact details for service charges and meeting notices.
These are simple formalities, but they are in Italian and the rules vary from one supplier to another: for anyone living abroad, this is where help on the ground really makes the difference.
We take care of it. You do not have to find your own way through offices and forms in Italian: we support you at every step, from the first viewing until after completion.
- we help you obtain your tax code;
- we collect and check the property documents;
- we coordinate the notary, interpreter and bank, including the traceable payments on the day of completion;
- we support you after completion too: utilities, waste tax and contact with the building manager;
- if you cannot attend the deed signing, you can be represented remotely by a person you trust, through a power of attorney.
Frequently asked questions
Can a foreigner buy a house in Italy?
Yes. EU citizens can buy without restrictions. Non-EU citizens can buy on the basis of reciprocity or with a valid residence permit. For buyers from Germany, Austria, Switzerland, the Netherlands and the EU in general there are no obstacles.
What is the codice fiscale and how do you get one?
The codice fiscale is the Italian tax code, a personal identification number that is essential for buying a property. It is free and can be requested from the Agenzia delle Entrate (Italian Revenue Agency), at an Italian consulate abroad or through a representative holding a power of attorney.
What documents does a buyer need to buy a house in Italy?
A valid identity document, the Italian tax code, if married an up-to-date marriage certificate, and traceable means of payment (bank transfers or banker's drafts). A power of attorney is also needed if you will not be present at the deed signing. The property documents are checked by the agency together with the notary.
What needs to be done after completion?
Transfer the electricity, gas and water contracts into your own name (voltura or subentro), file the waste-tax declaration with the municipality, pay IMU if it is a second home and, in a residential complex, give your contact details to the building manager. Garda Immobili supports buyers with these steps too.
The information in this article is for general guidance and does not replace advice from a notary, accountant or lawyer. Rates, requirements and procedures may vary and are subject to legislative updates.