Buying Property in Sardinia — Clear, Safe, and Transparent

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Before you move forward

1) Eligibility Requirements

• EU citizens: generally no restrictions for purchasing property in Italy.
• Non-EU citizens: purchase may be possible with a valid residence permit or where reciprocity applies, depending on the buyer’s country of citizenship.

2) Required Documentation

• Italian Tax Code (Codice Fiscale): mandatory for purchasing property, signing deeds, paying taxes and handling official procedures.
• Valid ID: passport or national identity card.
• Residence permit: where required for non-EU citizens living in Italy.
• Proof of funds or mortgage information: useful before making an offer, especially for international transfers or bank financing.
• Banking details: an Italian bank account may simplify the transaction, but it is not always mandatory.

3) Before You Make an Offer

Before signing a purchase proposal, the buyer should have a clear understanding of the main commercial and legal elements.

• Purchase price: the exact amount offered to the seller.
• Deposit: usually paid after seller acceptance, according to the terms of the proposal.
• Completion date: the expected deadline for the final deed of sale.
• Mortgage needs: if the buyer needs financing, this must be discussed before signing.
• Documents available: cadastral, planning, ownership and technical documents should be reviewed as early as possible.
• Remote purchase: if the buyer cannot be present in Italy, Power of Attorney and translation requirements should be planned in advance.

4) Purchase Process — Step by Step

1. 1. Purchase Proposal: includes buyer and seller information, property details, offered price, deposit, timing and any specific conditions.
2. 2. Seller Acceptance: when the seller accepts, the proposal may become binding according to its terms.
3. 3. Preliminary Agreement: in some transactions, the parties sign a more detailed preliminary agreement before the final deed.
4. 4. Final Deed of Sale: the notary executes the transfer of ownership and registers the deed.

5) Mortgage Financing and Fund Transfers

• Mortgage financing: may be available to foreign buyers, subject to bank credit checks, income verification and property valuation.
• Timing: bank approval may take time. Buyers should request a first financial assessment before making a binding offer.
• Documents: the bank and its surveyor may require updated and final property documents, especially if technical regularisation is ongoing.
• Funds from abroad: transfers must be traceable and compliant with anti-money laundering requirements.

6) Language at the Notary

If the buyer does not speak Italian, the notarial deed may require translation and/or the presence of a qualified interpreter. In some cases, the notary may prepare bilingual documentation or require certified translations.

7) Notarial Price Deposit

8) Taxes and First-Home Benefits

Taxes depend mainly on the type of seller and whether the buyer purchases as a first home or second home.

Purchase from a private seller

• First home: reduced registration tax may apply if legal requirements are met.
• Second home: standard registration tax usually applies.

Purchase from a company or developer

• VAT rules may apply, depending on the type of seller, property and timing of the sale.
• Luxury property categories may be subject to different treatment.

9) Costs and Agency Fee

• Buyer agency fee: fixed at 4% + VAT of the final agreed price.
• When the agency fee becomes due: under Italian practice, the agency fee is due when the parties reach a binding agreement, not necessarily only at the final deed.
• Notary fees: vary depending on property value, complexity and requested services.
• Technical checks: cadastral, planning, urban and compliance checks may involve external professionals.
• Optional services: translations, interpreters, Power of Attorney, tax/legal advice and post-purchase support.

10) Pre-Purchase Checks and Due Diligence

• Ownership and title checks: confirm who owns the property and whether there are mortgages, liens or restrictions.
• Cadastral and planning compliance: verify that cadastral documents and planning status are aligned with the property.
• Residential vs non-residential: not every building is legally a residential home. Some properties may be classified as storage, agricultural, commercial, ruin, land or accessory buildings.
• Land and agricultural areas: agricultural land does not automatically mean building potential. Sea view land is not necessarily buildable land.
• Energy Performance Certificate: normally required before the final deed.
• Urban Planning Certificate: may be required for land transactions, depending on size and legal requirements.

11) Buying Remotely

In many cases, international buyers can proceed remotely. This usually requires early planning.

• Video viewing or trusted local inspection.
• Italian Tax Code before signing official documents.
• Power of Attorney if the buyer cannot attend the notarial deed.
• Certified translations and interpreter support where required.
• Clear banking procedures for deposit and final payment.

12) If You Plan to Rent the Property

Sardinia can offer rental potential, but returns are not automatic and depend on location, seasonality, property quality, management costs and applicable rules.

• Short-term rental activity may require national, regional and municipal compliance.
• Registration and identification codes, including CIN where applicable, should be verified before advertising the property.
• Tax treatment should be confirmed with an accountant or tax adviser.
• Condominium rules, local regulations and property category may affect rental use.

13) Local Regulations in Sardinia

• Coastal and landscape constraints: coastal, rural and protected areas require careful checks.
• Renovation and extension: rights must be verified case by case with a qualified technician.
• Historic villages and rural properties: charming properties may require additional technical review.
• Investment potential: tourism demand can be strong, but rental performance varies by location and property type.

Why Choose ANEDDA. Real Estate Group

Buying in Sardinia is exciting, but the safest process is one where information, timing and professional roles are clear from the beginning.

• Knowledge of the Sardinian property market.
• Experience with international buyers and multilingual communication.
• Coordination with notaries, lawyers, technicians and tax advisers where required.
• Clear explanation of purchase steps before signing binding documents.

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