Buying guide
How buying actually works on Lake Maggiore.
A short, practical outline of the Italian purchase process for international buyers. This is general information, not legal or tax advice.
01
Define the brief before the search
Location, season of use, renovation appetite and travel routine decide more than square metres. Most disappointing purchases on the lake come from starting with listings rather than with the brief.
02
Understand who represents whom
In Italy the agency is typically instructed by the seller and commission is usually paid by both parties. Clarify the agency fee, normally between 2% and 4% plus VAT, in writing before making an offer.
03
Proposta, compromesso, rogito
A purchase moves through an irrevocable offer (proposta), a preliminary contract (compromesso, usually with a 10–20% deposit) and the notarised deed (rogito). The notary is a public official, neutral between the parties — not your adviser.
04
Codice fiscale and an Italian bank account
Both are needed in practice. Non-residents can obtain a codice fiscale through an Italian consulate or the Agenzia delle Entrate.
05
Check the paperwork, not the finish
Cadastral conformity, planning amnesties (condono), habitability certificate and energy class matter more than the kitchen. Lakefront property adds shoreline concessions and access rights.
06
Budget the transaction costs
Purchase taxes differ substantially between a first home (prima casa) and a second home, and between buying from a private seller or a company. Add notary fees, survey and translation.
07
Renovation reality
Historic lakefront buildings are often protected. Confirm what is permitted, and get a builder's estimate before committing, not after.