Buying Property in Italy: Documents and Translation Guide

150 thousand euros in the bank, a perfect apartment in Naples, the seller’s on board - and the notary refuses to close the deal. Why? The foreign buyer doesn’t speak Italian and didn’t bring a translator. Under Italian law, the notary can’t proceed with the rogito (the final deed of sale) if the foreigner doesn’t understand the language of the deed and there’s no qualified interpreter present. One Ukrainian woman on an expat forum described the situation: “My husband and I had already agreed with the agent, put down a deposit, and then it turned out we needed an interpreter right there at the notary’s office - an extra 500-800 euros nobody told us about.” Let’s figure out what you need to prepare so your purchase goes smoothly.

Can a Ukrainian buy property in Italy¶

Short answer - yes. But there’s a catch.

For citizens from non-EU countries, Italy applies the reciprocity principle (condizione di reciprocità) - Article 16 of the Italian Civil Code. Basically, a foreigner can buy property in Italy only if an Italian citizen can do the same in their country. Ukraine allows foreigners to buy apartments, houses and commercial real estate (restrictions apply only to agricultural land) - so the reciprocity condition is met.

If you have any type of permesso di soggiorno (including temporary protection), the reciprocity question doesn’t even come up. You have the same property rights as an Italian citizen.

What you need before you even start looking:

• Codice Fiscale - no property transaction can happen without it
• Italian bank account - property payments must go through a traceable channel (assegno circolare or bank transfer)
• Valid ID - passport or permesso di soggiorno

The buying process: from offer to keys¶

Buying property in Italy follows a clear three-step structure. Each step requires certain documents and in some cases - translations.

Step 1: Proposta d’acquisto (purchase proposal)¶

This is the buyer’s first official declaration of intent to buy a specific property. You fill out a form (usually provided by the real estate agent), state the price you’re offering and put down a small deposit - typically up to 5% of the price.

At this stage, document translation usually isn’t needed. But you do need to read and understand the proposal before signing - if you don’t read Italian, have a lawyer or translator review the text first.

Step 2: Compromesso (preliminary contract)¶

The compromesso (or contratto preliminare) is a serious legal document. Both parties commit to completing the deal under specified terms: price, property description, deadlines and deposit amount.

When signing the compromesso, the buyer pays a deposit (caparra) - usually 10-30% of the price. This isn’t just a placeholder - if the buyer backs out, they lose the deposit. If the seller backs out - they must return double the amount.

The compromesso must be registered with the Agenzia delle Entrate within 20 days of signing. Registration costs a fixed fee (imposta di registro) of 200 euros + 0.5% of the deposit amount.

Step 3: Rogito (final deed of sale)¶

The rogito (or atto notarile) is when property ownership officially transfers to you. It’s conducted by a notary (notaio) - in Italy this is mandatory, no real estate transaction can happen without one.

The notary checks:

• whether there are any encumbrances on the property (mortgages, liens, debts)
• whether the building complies with urban planning regulations
• whether both parties’ documents are properly prepared
• whether all required taxes have been paid

This is where you’ll need an interpreter if you don’t speak Italian. More on that in the next section.

From signing the compromesso to the rogito usually takes 60-90 days. If you’re getting a mortgage - up to 4 months.

The notary and the language question: what the law says¶

Article 54 of the Notarial Law (Legge Notarile) sets clear rules about language during property transactions.

If you understand and read Italian - you simply sign the rogito like any Italian would. The notary reads the deed aloud, you confirm you’ve understood everything and sign.

If you DON’T understand Italian - there are two options:

1. Interpreter (interprete) at the notary’s office. You choose an interpreter who attends the rogito signing, orally translates the contents of the deed and signs it alongside you. The interpreter takes an oath before the notary to translate accurately. A translation in the foreign language is attached to the deed. The cost of an interpreter at the rogito ranges from 300 to 800 euros, depending on the complexity of the deal and the region.

2. A notary who speaks your language. If the notary speaks a language you understand (for example, English) - they can draft the deed in two languages and no separate interpreter is needed. In major cities like Rome, Milan and Naples, finding an English-speaking notary isn’t a problem.

One Ukrainian shared this advice on an expat forum: “Look for a notary who speaks English - there are enough of them in the big cities. It’s cheaper than hiring a separate interpreter, and the whole process goes much faster.”

Which documents need to be translated¶

The list of documents requiring translation depends on whether you’re a resident of Italy and on the type of transaction.

If you live in Italy (have a permesso di soggiorno)¶

Here’s an important detail about marriage: if you’re married and don’t have a prenuptial agreement, Italy defaults to joint ownership (comunione dei beni). This means the purchased property automatically belongs to both spouses at 50% each. The notary may request a translated marriage certificate to confirm your marital status.

If you’re buying from abroad (without a permesso)¶

The power of attorney (procura) deserves special mention. If you can’t be present at the rogito, you can authorize someone else to act on your behalf. The power of attorney is executed through a notary or through the Ukrainian consulate in Italy, and always requires translation with asseverazione.

The document preparation chain¶

The correct order for Ukrainian documents:

1. Apostille on the original in Ukraine (Ministry of Justice or Ministry of Foreign Affairs)
2. Translation into Italian by a translator
3. Asseverazione of the translation in an Italian court (Tribunale or Giudice di Pace)

A notarized translation made in Ukraine isn’t recognized in Italy - you need a traduzione giurata with asseverazione specifically.

How much does buying property cost¶

Beyond the price of the apartment or house itself, you’ll need to budget an extra 9-15% for taxes, fees and services.

Taxes¶

The cadastral value (valore catastale) is the property’s assessed value according to the Agenzia delle Entrate. It’s typically 30-60% lower than the market price. So if you’re buying a 150,000 euro apartment from a private seller as your primary residence, the cadastral value might be 70,000 euros, and the imposta di registro would be 1,400 euros (2% of 70,000).

To qualify for the prima casa (primary residence) benefit, you need to:

• not own other property in the same municipality
• register your residency in that municipality within 18 months of purchase
• the property can’t be in a luxury category (A1, A8, A9)

Services and translation¶

For a 150,000 euro apartment, the total additional costs (buying from a private seller as prima casa) come to roughly 8,000-15,000 euros.

1 euro houses: what you should know¶

You may have heard about the “Case a 1 euro” program - municipalities in Sicily, Calabria, Sardinia and other regions sell abandoned houses for a symbolic price. Sounds like a dream, but there are conditions.

The buyer must:

• submit a renovation plan within 6 months of purchase
• complete renovations within 1-3 years (varies by municipality)
• pay a security deposit (usually 2,000-5,000 euros)
• use local builders

The actual renovation cost for these houses runs from 20,000 to 100,000+ euros, depending on the building’s condition. Plus the same notary fees, taxes and document translation costs as a regular purchase.

The program is open to foreigners, but with the same reciprocity and document requirements as any other purchase. As of 2026, active programs exist in select municipalities - the list and conditions change, so check the specific municipality’s website.

Common mistakes when buying¶

Didn’t check the cadastral status. The property may have illegal additions or documentation discrepancies. The notary checks this, but it’s better to also hire a geometra (technical surveyor) before signing the compromesso.

Forgot about communal debts. In Italy, debts for condominio (apartment building maintenance) can transfer to the new owner. Ask the amministratore (building manager) for a certificate confirming no outstanding debts.

Signed the compromesso without a lawyer. The compromesso is a legally binding document. If you don’t understand all the conditions, you risk losing your deposit. A lawyer costs 1,500-3,000 euros but can save you much more.

Didn’t prepare document translations in advance. Traduzione giurata with asseverazione takes time. If you start collecting translations at the last minute - the rogito will need to be postponed.

Need a quick draft translation to understand what’s in a compromesso or another document before the deal? ChatsControl will translate from Italian to English in minutes - and for official submission you can order a certified translation through a translator with asseverazione.

FAQ¶

How much does it cost to buy an apartment in Italy as a Ukrainian?¶

Beyond the property price itself, budget an extra 9-15% for additional costs. This includes taxes (2-9% imposta di registro or 4-10% VAT), notary fees (1-2.5%), real estate agent (3-5%), interpreter (300-800 euros at the rogito) and document translations (40-80 euros per document).

Can a Ukrainian without a permesso di soggiorno buy property in Italy?¶

Yes, as long as the reciprocity (reciprocità) condition is met. Since Ukraine allows foreigners to buy real estate (except agricultural land), Italian law allows Ukrainians to do the same in Italy. You’ll need a valid passport and a Codice Fiscale. If you have a permesso di soggiorno of any type - the reciprocity question doesn’t even come up.

Which documents need to be translated when buying property in Italy?¶

For the transaction itself, you’ll typically need translations of your marriage certificate (if buying while married), prenuptial agreement (if applicable) and power of attorney (if someone buys on your behalf). Translations must be traduzione giurata with asseverazione - sworn translations authenticated in an Italian court. You’ll also need an interpreter at the rogito if you don’t speak Italian.

Is a notary mandatory when buying property in Italy?¶

Yes, all real estate transactions in Italy must go through a notary. This is required by law. The notary is a neutral public official who verifies documents, conducts the rogito and registers the transaction with the Agenzia delle Entrate. The buyer typically chooses and pays for the notary.

What’s prima casa and how do you get this benefit?¶

Prima casa (primary residence) is a tax benefit that reduces the imposta di registro from 9% to 2% when buying from a private seller (or VAT from 10% to 4% from a developer). You need to not own other property in the same municipality, register your residency within 18 months and the property can’t be luxury category. This benefit is also available to foreigners with a permesso di soggiorno.