Heatwaves are normal in Spain but 2025’s is being reported as the most intense on record. Unsurprisingly, the mercury peaked in Andalusia in the south, which this year experienced a new June high of 46 degrees. For some property-buyers, the prospect of putting up with southern Spain’s increasingly long, sweltering summers just to enjoy warm winters may no longer be worth it.

Cue the Costa Brava and why now could be time to seriously consider it as a place to own a home. This winding, pine-clad stretch of Mediterranean coast – which starts at Blanes around 70 kilometres north of Barcelona and ends a stone’s throw from the French border – has a more seasonal climate compared to most other Spanish Costas. This is thanks largely to its northerly location and being close to the Pyrenees.

Browse properties on the Costa Brava

Summers there get hot still, with max temperatures averaging 31 degrees in the summer, while winters are cool (max 14 degrees). Spring and autumn are wetter but generally pleasant during the day. In the words of the Met Office, “its location on the northeast coast of Spain means the Costa Brava often has more comfortable temperatures than other parts of the country, which can be appealing to those who find the searing summer heat a little too much”.

The fresher winters mean most of the resorts are very seasonal. Beachside tourist areas will be quiet between October and May, with many tourist businesses not opening up till Easter weekend each year. But the ‘old town’ areas of resorts, where locals tend to live, and hubs like Figueras and Girona are lively all year-round.

And how about access? Options for getting there (without driving across France) include flying to Barcelona (typically 75-90 mins transfer), or Girona (approx. 30-45 mins transfer), or these days, why not consider a TGV train – via Paris if coming from the UK – direct to Figueras or Girona.

Culture and food

The Costa Brava, with its hidden coves and picturesque resorts, is far more than a summer beach destination. Creative types and foodies have been coming to this corner of Catalonia for decades. Its most famous native was the surreal artist Salvador Dali, said to have been inspired by the wild seascape – as were Picasso and Miro who spent time there.

Another local boy is ground-breaking chef Ferran Adria, creator of the famous El Bulli restaurant, who put Catalonia on the international gastronomic map. The Roca brothers in Girona grew its reputation further with their ‘world’s best’ restaurant. Today Catalonia is the Spanish region with the most Michelin stars. In a nod to all this, Catalonia is the World Region of Gastronomy 2025.

Writers lured by the natural scenery and local charm over the years include Truman Capote, Tom Sharpe and George Orwell. Even Hollywood actresses Madeleine Caroll and Eva Gardner fell in love with the coastline. You’ll find statues of them in their favourite resorts.

Landscape for year-round living

The Aiguamolls de l’Empordà Natural Park

A 10-minute drive inland from the Costa Brava coast and you can be in rolling farmland or amongst forested foothills. Rivers fed by the Pyrenees ensure the landscape is lush and fertile. Highlights in the northern Costa Brava, or Alt Emporda, include the wild lunar-like Cap Creus peninsula and the Aiguamolls wetlands natural park on the Bay of Roses, where the sweeping seven-kilometre beach at Sant Pere Pescador is one of Spain’s top kite-surfing spots.

Up and down the coast, the Cami de Ronda trail and other paths weave along the coast and along pine-clad cliffs, through dunes and ancient stone villages. The whole area is a year-round paradise for walking and cycling, or river-based activities. Or discovering new places to eat – local restaurants in old farming communities are open year-round and excellent value. Venture a couple of hours towards the Pyrenean peaks in the winter months and you could be on a ski slope.

Don’t know where to start searching? You may have heard of Lloret de Mar, arguably the Costa Brava’s largest and most famous resort, one where package holidays helped put the north-east of Spain on the tourism map in the 1960s. Put that to one side. Our partner, Great Estates has a wide selection of homes across the Costa Brava, available right now. Here is a run-down of some of the Costa Brava’s other spots we think you should know about…

Dali’s arty sanctuary – Cadaques

This is one of the Costa Brava’s most famous towns, thanks to its connections with Sr Dali. Born in Figueres, the art maestro lived much of his life in the Port Lligat area of Cadaques. The town forms one corner of the so-called ‘Dali Triangle’ along with Pubol and Figueres.

Set in a bay, surrounded by a wild rocky landscape, the narrow streets and quayside of this pretty, white town are lined with restaurants and art galleries. With its arty bo-ho vibe, the most desirable properties are on the edge of town away from the tourists. Budget around €500,000 for a central pied-a-terre and anything up to €2m for a detached villa.

An equally charming fishing town on the other side of the Cap Creus peninsula could be Port de la Selva.

Full-package family resort – Roses

All-inclusive hotels that line the beachfront put Roses on the tourist map, but this family oriented resort has lots to offer homeowners. Highlights include a sweet old town, castle, leisure marina and fishing port (the largest fleet in the Costa Brava), water park and access to lots of gorgeous coves.

Away from the busy centre, popular residential areas are around the beaches at Canyelles and Almadrava. Or for stunning views across the bay, opt for a hillside community, such as Mas Fumats, Mas Boscà or Puig Rom, a short drive inland. Roses also has a purpose built marina community at Santa Margarita, where homes have private moorings.

Lots of choice for large apartments in the €150,000-€300,000 range. For a small house/ villa budget from €375,000.

Waterside community – Empuriabrava

A couple of kilometres west of Roses is Empuriabrava, Europe’s largest marina community. With 24 kilometres of navigable canals lined with waterfront properties, this is Europe’s largest marina community. It’s a year-round destination, although many homeowners let their property during July and August and prefer to spend time there out of season.

Set beside the estuary of the Muga river, Empuriabrava has its own beach, as well as restaurants and basic amenities. Budget from €400,000 for a typical ‘fisherman’ style (terraced) house with a mooring, or €200,000-€300,000 for a good choice of apartments on the canalside.

Beautiful bays and ancient ruins – L’Escala

On the southern end of the Bay of Roses, L’Escala is a picturesque fishing town famous for its anchovy production that has grown into a popular summer destination. A scenic prom links its maze-like old town, set around two coves, with its newer more touristy district at Riells, home to a large beach and L’Escala’s marina and fishing port.

The town includes the Greco-Roman Empuries ruins and ancient stone village of Sant Marti d’Empuries. Round another headland to the south is Montgo Bay, home to some of the town’s most exclusive villas perched on the hillside. Heading south takes you into a natural park area that ends at L’Estartit, a livelier more touristy resort. Off the coast there are the Medes Islands, a protected marine reserve with excellent diving. In L’Escala, budget €150,000-€275,000 for an apartment, from €375,000 for a small house or villa and upwards of €750,000 for a premium villa with views.

Pals, Begur and Palafrugell – dreamy bays and ancient towns

Three-bedroom house in Begur: €880,000

The crown in the Costa Brava’s jewels is the area covering Pals down to Palafrugell. You’ve seen the postcards of tiny coves with crystal clear water tucked beneath pine-clad cliffs – this is where you find them.

Pals and Begur are enchanting fortified towns, the former built into a lump of natural rock, while equally old Palafrugell is larger, with majestic squares and a year-round population. All are within a few kilometres of each other and hubs serving this stunning stretch of coastline. Starting at Pals beach, a string of secluded coves winds south around overhanging cliffs, where private villas peak you from amongst the pines. These include Sa Riera, Aiguafreda, Sa Tuna, Fornells, Aiguablava and Tamariu. Most are nothing more than beaches, some with a bar/restaurant and mooring area. The final two bays at Llafranc and Calella de Palafrugell are bijou and highly desirable resorts, which ooze Catalan fishing village charm.

Besides sea-facing villas and apartments, luxury villas and converted farmhouses with large plots, set amongst the olive groves and a short drive from the coast are sought-after properties. Budget from €400,000 for a sea-facing apartment or small house without a view; anything from €800,000-€2.5m for a large detached family villa.

The Golden Triangle – Palamós to Sant Feliu

Two/three/four-bedroom apartments in Palamós: from €269,000

The corners of the so-called coastal Golden Triangle are Palamós, Sant Feliu de Guixols and inland at Santa Cristina d’Aro. This area offers a bit of everything that makes the Costa Brava so appealing. Palamós and Sant Feliu are old fishing towns, where an active fleet and marina keep them busy most of the year, while in the summer months they become family beach resorts.

Calonge is a small medieval town in the wooded hills just off the coast, where small villa communities, such as Vizcondado de Cabanyes, Mas Pere or Mas Ambros, are especially popular with British owners. Its beach area, an extension of Palamós beach, is a couple of kilometres away at Sant Antoni de Calonge and offers modern apartment blocks.

In amongst this stretch is the chic gated community of S’Agaro set around pretty Sant Pol Bay and with its hidden beach at Sa Conca. By contrast, neighbouring Platja d’Aro is a lively resort with a sweeping 2.5-kilometre beachfront, overlooked by apartment blocks and hotels, and known for its lively bars and nightlife that attracts residents of Barcelona.

A budget of €125,000-€200,000 will deliver a choice of apartments a few minutes inland. Budget from €250,000 for an apartment a short stroll from the beach, €350,000 upwards for village or modern terraced houses and €500,000-plus for detached houses or villas.

Two-bedroom house in Calonge: €440,000

You might also like:

• Buying a home on the Costa Brava – the smart buyer’s guide to Spain’s wild coast
• Where to buy in Spain in 2025 – best regions for overseas buyers 
• Buying property in Murcia – your complete guide 

The post Discover the Costa Brava – the cooler choice for your Spanish home appeared first on Your Overseas Home.

Expect rolling hills lined with cypress trees, olive groves and vineyards, crystal-clear lakes, forests and medieval hill towns. If you love Tuscany’s scenery but want more space for your budget, Umbria delivers the same romance with an authentic, less touristed feel.

Contents

• Why you should be buying property in Umbria
• Umbria’s property market at a glance
• Where to buy property in Umbria
• Getting there and connectivity
• Is buying a property in Umbria a good investment?
• The buying process in Umbria
• How much it costs to buy in Umbria
• Frequently asked questions

Why you should be buying property in Umbria

Authentic Italy (without the crowds)

Umbria’s towns and villages feel wonderfully genuine: weekly markets, artisans, seasonal food and local festivals (Sagre). From Assisi to Spello, Perugia to Gubbio, it’s rich in art, spirituality and everyday Italian life.

Tuscany’s look — Umbrian value

You’ll find the same rolling countryside, cypress-lined lanes, vineyards and stone farmhouses as across the Tuscan border — at notably lower prices. Many buyers who are priced out of Florence or Siena discover they can afford larger, characterful homes in Umbria.

Scenery, food and wine

Hike Monte Subasio from Assisi to Spello, ride the tiny cable car in Gubbio for Apennine views, and visit Marmore Falls — among the world’s tallest man-made waterfalls. Culinary highlights include truffles, pecorino, prosciutto di Norcia, and revered wines from Orvieto (whites) to Torgiano and Montefalco (reds).

Festivals and culture

Perugia’s Eurochocolate (October) and Umbria Jazz (July, plus winter editions) bring global audiences; Gubbio’s Ceri Festival (15 May) and Spoleto’s Festival dei Due Mondi (June–July) fill towns with music and performance — great for lifestyle and potential rentals.

Umbria’s property market at a glance

Umbria comprises just two provinces — Perugia and Terni — and a landscape of medieval towns, lakes (Trasimeno), rivers and mountains. You’ll see everything from frescoed townhouses and apartments in historic centres to stone farmhouses (casali) with land.

• Price context: Average prices in Umbria are generally less than half those in Tuscany overall. Indicatively (historic figures), Perugia municipality has averaged around €1,100–€1,200/m², with regional averages slightly lower; Tuscany’s regional average is much higher, skewed by Florence/Siena.
• Entry points: Remote villages sometimes list small homes under €100,000, and renovation projects can fall below €50,000. Character farmhouses with outbuildings typically start around €150,000, depending on condition and access.
• Where it’s best value: Southern/central areas such as Terni, Narni, Amelia, Spoleto and Norcia often have lower pricing and more renovation stock.
• Lifestyle stock: Around Lake Trasimeno you’ll also find subdivided estates with shared pools/gardens — ideal lock-up-and-leave holiday homes.

Where to buy property in Umbria

Many buyers prefer to be within ~45 minutes of Umbria International Airport (between Perugia and Assisi). Below are evergreen favourites that blend lifestyle, access and value:

Perugia

Capital of the region and a lively university city (two historic universities). Historic centre highlights: Piazza IV Novembre with the Maggiore Fountain, Palazzo dei Priori and the Cathedral of San Lorenzo; Rocca Paolina’s underground passages. The city hosts Eurochocolate and Umbria Jazz, and provides big-city services even if you base yourself in a nearby village. Expect apartments in palazzi and converted country houses with shared amenities.

Assisi & Spello

Both under 20 minutes from the airport. Assisi (UNESCO) blends art and spirituality; Spello (one of “I Borghi più belli d’Italia”) charms with Roman gates, mosaic floors and winding stone lanes. The Assisi–Spello hike over Monte Subasio serves jaw-dropping views — a perfect weekend ritual.

Gubbio

Historic, atmospheric and just ~35 minutes from the airport by the quickest of three scenic routes (also ~1 hour from Ancona and the sea). Ride the tiny open cable car for views; explore the Roman theatre (c. 20 BC) and the layered Gothic-Renaissance centre. Popular for year-round living thanks to full services (~33,000 residents).

Lake Trasimeno & Castiglione del Lago

~25–45 minutes from the airport. Trasimeno is central Italy’s largest lake — kayaking, sailing, cycling, swimming and island ferries to Maggiore/Polvese. Towns include Castiglione del Lago (also listed among Italy’s most beautiful villages), Panicale, Città della Pieve, Passignano and Monte del Lago. Expect classic stone houses and farmhouses; some subdivided with shared pools — perfect for holidays and rentals.

Spoleto

~40 minutes from the airport on good roads. Rich in art and architecture — cathedral, Albornoz fortress, Roman aqueduct/theatre — and home to the Festival dei Due Mondi. Old-town escalators make hill walking easier; surrounding valleys and oak forests offer great hiking. Suits buyers seeking space/privacy with a cultural town close by.

Getting there and connectivity

By air

Umbria International Airport (Perugia “San Francesco d’Assisi”) sits between Perugia and Assisi, with routes to major European cities (some seasonal). From the UK, typical carriers include Ryanair (Stansted) and BA (Heathrow). The airport links easily to Siena, Ancona, Assisi and Rome via major roads.

By rail

Orvieto (south-west Umbria) lies on the Florence–Rome line, putting Rome’s Termini and FCO airport within easy reach; Perugia and Foligno connect across the region. Expect convenient regional services and scenic branch lines.

By road

Perugia ↔ Siena ~1h20; Orvieto/Terni ↔ Rome often <1h30 (traffic dependent). Good motorway and superstrada access makes multi-stop trips (Tuscany, Lazio, Marche) straightforward.

Is buying a property in Umbria a good investment?

Umbria has shown steady price growth while remaining more affordable than Tuscany — a compelling combination for lifestyle buyers. Tourism is rising (notably strong festival calendars), supporting seasonal rental demand around Perugia, Assisi/Spello, Spoleto and Lake Trasimeno. A lower cost of living helps retirees and relocators.

As with any market, values can fluctuate. Assess micro-locations, condition/renovation budgets and access. For older stone homes, budget for structural/survey checks; in higher-risk seismic zones (south-east mountains) plan for modern reinforcements as required by code and ask your geometra about available incentives.

The buying process in Umbria

Foreigners can legally buy in Umbria. With the right team, it’s straightforward:

1. Define your brief: Property type, size, location radius (e.g., within 45 minutes of the airport), budget and must-haves.
2. Research & shortlist: Compare Perugia, Assisi/Spello, Gubbio, Trasimeno and Spoleto. Visit to test travel times and amenities.
3. Engage professionals: Independent lawyer (avvocato), notary (notaio), reputable estate agent; consider a currency specialist to manage exchange-rate risk.
4. Viewing trip: Line up multiple homes (including renovation vs. turnkey). Take photos/notes for like-for-like comparison.
5. Offer: Submit via your agent. Once accepted, due diligence begins.
6. Preliminary contract: Sign the contratto preliminare/compromesso and pay the caparra (often ~10%).
7. Financing & tax code: Obtain codice fiscale; arrange mortgage or proof of funds.
8. Completion: Sign the rogito before the notary; pay balance and fees.
9. Registration & utilities: The notary/lawyer registers the deed. Set up utilities/insurance and any works.
10. Move in: Furnish and enjoy — or prepare the property for holiday letting if that’s part of your plan.

How much it costs to buy in Umbria

As a rule of thumb, budget an extra ~10–15% of the purchase price for fees and taxes:

• Purchase taxes: Main residence usually 2% of cadastral value; second homes ~9%. New-builds: VAT at 4%/10%/22% depending on use/spec.
• Notary & legal: Often 2–4% combined (transaction-dependent).
• Agent commission: Typically 3–5% (confirm split).
• Other one-offs: Surveys/technical checks (especially for older stone homes), connections, and currency transfer costs.
• Ongoing: IMU (for second homes), TARI waste tax, utilities/maintenance and any community fees

Frequently asked questions

Is Umbria cheaper than Tuscany?

Generally yes. Average prices are markedly lower, especially outside the biggest centres — one reason many Tuscany-lovers buy across the border in Umbria.

Where can I find the best value?

Southern/central areas (Terni, Narni, Amelia, Spoleto, Norcia) and more remote villages. Renovation projects can start under €50,000.

What areas are easiest from the airport?

Within ~45 minutes: Perugia, Assisi, Spello, Gubbio, Lake Trasimeno (Castiglione del Lago, Passignano, Monte del Lago), Todi and Spoleto (~40 mins on good roads).

Is Umbria good for rentals?

Yes — festival-driven demand (Umbria Jazz, Eurochocolate, Spoleto) and lakeside/cultural hotspots can generate strong seasonal bookings.

Are earthquakes a concern?

Risk is higher towards the south-east mountains; lower in the west (Amelia/Orvieto/Narni). For older homes, get a seismic vulnerability assessment and plan compliant reinforcements where needed.

The post Buying property in Umbria in 2025 – everything you need to know appeared first on Your Overseas Home.

Interest is rising fast — in 2023, Google searches for “Sicily property” jumped 53% compared to the previous year. High-profile TV shows have played their part too, from The White Lotus (set in glamorous Taormina) to news features on the one-euro homes campaign.

Today, Sicily appeals to a wide range of buyers: luxury seekers in Taormina, culture lovers in Siracusa and Ragusa, and bargain-hunters looking at renovation projects inland.

With four international airports, year-round sunshine, and property prices well below the national average, it’s no surprise that Sicily is firmly on the radar for holiday homes, relocations and investments. For broader context, compare with our regional guides on Puglia, Umbria, and Abruzzo.

Contents

• Why you should be buying property in Sicily
• Understanding the property market
• Property types and what you can get for your money
• Best areas to buy property in Sicily
• The buying process in Sicily
• How much it costs to buy in Sicily
• Frequently asked questions

Why you should be buying property in Sicily

Sicily is one of the most alluring places to buy in Italy — an island that blends natural beauty, affordability and international accessibility. For many buyers, it ticks the boxes of lifestyle, culture and investment potential in one package.

Affordable by comparison

Property in Sicily is considerably cheaper than the Italian average. In 2024, the average home cost around €210,000, well below national levels. Bargain-hunters are drawn to the one-euro homes campaign, although realistic buyers should expect €50,000 or more in renovation costs. For further inspiration, see our guide on finding affordable property in Italy.

Appealing tax regime

Foreign buyers who become tax residents in Sicily can take advantage of Italy’s 7% flat tax scheme, which applies to overseas income, pensions and rental revenue (but not Italian-sourced income). This makes the island especially attractive for retirees or those relocating with global earnings. For more details, see our guide to Italian taxes in 2025.

Natural and cultural highlights

With crystal-clear waters, olive groves, vineyards and the active volcano Mount Etna, Sicily’s landscapes are unforgettable. Add in Baroque palaces, UNESCO-listed towns and vibrant cities like Palermo, and it’s easy to see why buyers fall in love with the island. Food and wine culture is another draw — and you can immerse yourself further with our feature on cooking like a local in Italy.

Mount Etna, from Taormina

Excellent connections

Palermo Airport is Sicily’s largest, with flights from over 200 destinations across Europe. Buyers from the US benefit from direct routes from major airports including New York and Boston. With four airports across the island, access is simple whether you’re heading to Palermo, Catania, Trapani or Comiso. To compare with other well-connected hubs, see Italian cities near airports.

Understanding the property market

Sicily is divided into nine provinces, each offering distinct character and pricing. Overall, the average property price is around €1,300 per square metre — well below the national average — but the variation between prime locations like Taormina and inland villages is dramatic. This means buyers can choose between luxury homes in exclusive resorts and affordable countryside projects with renovation potential.

Check out some properties for sale in Sicily today.

Some provinces, such as Palermo and Catania, attract those seeking urban convenience and culture, while coastal towns like Cefalù and Trapani offer seaside lifestyles at mid-range prices. Inland areas — including parts of Enna or Caltanissetta — can be extremely affordable, sometimes under €1,000 per square metre. For buyers weighing up alternatives across Italy, compare with our guides to Umbria, Abruzzo and Puglia.

Property types and what you can get for your money

Sicily offers one of the most diverse housing markets in Italy. Buyers can choose from Baroque palazzos in historic centres, seaside apartments, rustic farmhouses, and even modern new-builds. Prices vary significantly depending on location and condition:

For more inspiration, read our features on affordable property in Italy and different Italian property types.

Best areas to buy property in Sicily

Sicily is divided into nine provinces, each with its own character, landscapes and housing market. The island’s average property price is around €1,300 per square metre, but there is wide variation depending on location. Inland provinces are among the cheapest in Italy, while hotspots like Taormina command premium prices. Here’s a province-by-province breakdown to help you choose where to buy.

Trapani

On Sicily’s western tip, Trapani combines ancient charm with coastal living. The city is full of honey-coloured stone buildings, while the Zingaro Reserve and two coastlines provide spectacular scenery. This is one of Sicily’s most affordable coastal areas, with median prices around €1,000/m² — roughly 10% lower than two years ago. Inland properties can drop to €500/m², while coastal homes average from €700/m². Expats are increasingly drawn here for its blend of authenticity and value.

Palermo

Sicily’s capital is a dazzling mix of Baroque architecture, grand piazzas and lively markets. Once the holiday destination of wealthy Italians, Palermo today offers historic apartments, modern homes and proximity to beaches like Mondello.

Cefalu, the seaside resort near Palermo, Sicily

The province also stretches east to Cefalù, a popular resort with international buyers. Median prices here are around €1,250/m², with pockets of more affordable housing outside the city centre.

Agrigento

Best known for the Valley of the Temples, Agrigento is also rich in beaches and vineyards. Torre Salsa is a nature reserve with pristine sands, while Menfi in the west commands higher values thanks to its wine estates. Property remains affordable overall, with a median price of €1,050/m², though expect to pay more in desirable coastal towns.

Caltanissetta

This inland province is often overlooked, but it offers some of the cheapest property in Sicily, with a median of €950/m². The rural landscape, cooler climate and peaceful atmosphere make it a good choice for holiday homes rather than year-round relocation. Buyers should be prepared for limited work opportunities but can enjoy a more authentic, slow-paced Sicilian lifestyle.

Siracusa

Home to the ancient Greek city of Syracuse and the island of Ortigia, Siracusa blends archaeology, baroque squares and coastal beauty. Ortigia’s apartments are particularly sought after, balancing affordability with atmosphere. Beaches line the coast, while towns like Pachino are pricier. Median prices are around €1,050/m², with many affordable options in smaller towns and villages.

Enna

Sicily’s highest provincial capital, Enna offers history, castles and natural beauty at low cost. Highlights include Piazza Armerina’s Roman mosaics and Lake Pergusa’s wildlife reserve. Median prices sit at €950/m², making this one of the best-value provinces for rural buyers looking for authentic Sicilian life.

Messina

Situated opposite mainland Italy, Messina enjoys year-round sunshine, averaging 2,500 hours annually. Its cultural mix and Greek-speaking communities give it a distinctive character.

While the province’s median price is €1,400/m², areas like Taormina – a glamorous resort featured in TV’s White Lotus that’s long attracted international buyers – are much more expensive, often exceeding €3,000/m². Inland villages such as Castiglione di Sicilia offer more affordable alternatives.

Catania

Set at the foot of Mount Etna, Catania combines city life, UNESCO heritage and fertile farmland. Its cuisine and citrus groves are famous worldwide, and wine production is growing in importance.

Property in the city averages €1,250/m², while inland villages and hilltop towns such as Militello or Castiglione di Sicilia offer lower prices. Coastal hotspots like Aci Castello, with its Norman castle, command more.

Ragusa

Part of the Val di Noto UNESCO World Heritage area, Ragusa is known for its baroque architecture, sandy beaches and excellent seafood. Towns like Chiaramonte Gulfi, nicknamed the “Balcony of Sicily,” provide stunning views across the valleys to the sea. With median prices around €1,000/m², Ragusa offers a balance of lifestyle and affordability, making it one of the most attractive provinces for overseas buyers.

As Goethe once wrote: “To have seen Italy without having seen Sicily is to not have seen Italy at all, for Sicily is the clue to everything.” From coastlines to castles, bustling cities to peaceful countryside, the island truly offers something for every type of buyer.

If you’re serious about viewing homes in Sicily, download your free Italian Viewing Trip Guide to plan your property search effectively.

For comparisons with other Italian hotspots, see our guides to Venice, Lucca, and Lake Como.

The buying process in Sicily

Foreign buyers can legally purchase property in Sicily without restrictions, but the process has its own steps and legal requirements. Being prepared — and working with the right professionals — will make your Sicilian property journey smooth and secure.

1. Define your requirements

Decide what you want in terms of property type, size, location and budget. Are you after a coastal holiday home, a countryside retreat or a city apartment? Our guide to finding your perfect property in Italy can help you refine your search criteria.

2. Research the market

Explore Sicily’s nine provinces to see which areas best match your lifestyle. Palermo offers urban energy, Siracusa blends history with sea views, and Trapani provides coastal charm. Prices vary widely between inland villages and premium seaside resorts. For value-driven tips, read finding affordable property in Italy.

3. Engage trusted professionals

Always work with a qualified property lawyer (avvocato) and a notary (notaio) who will oversee contracts and ensure legal compliance. Choose a reliable estate agent who understands the needs of international buyers.

4. Arrange your finances

You’ll need an Italian codice fiscale (tax code) before buying. If financing, non-residents can apply for an Italian mortgage with deposits usually between 20–30%. See our guide on getting a mortgage in Italy. Don’t forget to plan your currency strategy to protect against exchange rate swings — using a specialist can save thousands compared to relying on a bank.

5. Make an offer

Offers are usually made through your estate agent. Once accepted, you’ll sign a preliminary contract (compromesso) and pay a deposit (typically 10–20%). This locks in the sale terms. Learn more in our guide to making an offer in Italy.

6. Legal checks and completion

The notary performs due diligence, checking ownership, debts and planning permissions. On completion, you’ll sign the final deed of sale (rogito) before the notary and pay the remaining balance. The notary then registers the property in your name. For more details, see the property buying process in Italy.

7. Moving in and ownership

Once registered, you can take possession of your new Sicilian home. Many international owners use property management services to look after homes and rentals. Don’t forget to arrange utilities, insurance and — if needed — renovations. Our advice on fitting out your Italian home will help you settle in.

Four Corners Square in Palermo

How much it costs to buy in Sicily

Buying property in Sicily is more affordable than in many other Italian regions, but you’ll still need to budget carefully for purchase fees, taxes and ongoing ownership costs. In total, most buyers should allow an additional 10–15% of the purchase price to cover all associated expenses. For an in-depth overview, see our full guide on the costs of buying property in Italy.

Purchase taxes

• Main residence: 2% of the cadastral value (often much lower than market value).
• Second home: 9% of the cadastral value.
• New-builds: VAT at 4% (main residence), 10% (second home), or 22% (luxury).

Updated rates for 2025 are detailed in our guide to taxes in Italy.

Notary and legal fees

Notary fees usually fall between 1–2.5% of the declared price, depending on the complexity of the transaction. Many overseas buyers also appoint an independent lawyer to carry out extra checks, adding around 1% to costs. Together, allow 2–4% of the property price for notary and legal services.

Estate agent commissions

Estate agents in Sicily generally charge 3–5% of the property price. Fees are often split between buyer and seller, but not always, so confirm in advance with your estate agent.

Other one-off costs

• Survey & checks: Recommended for older homes. See essential property checks.
• Currency exchange: Exchange rates can shift your final cost by thousands. A specialist like Smart Currency Exchange helps you secure a favourable rate and avoid hidden fees.
• Renovations & furnishing: Particularly relevant if you buy a one-euro home or rustic farmhouse. Plan ahead with our guide to fitting out your Italian home.

Ongoing ownership costs

• Annual property taxes: IMU (for second homes) and TARI (waste tax) vary by municipality and property size.
• Utilities & maintenance: Electricity, water, communal fees (if in an apartment block) and routine upkeep.
• Property management: For non-resident owners, property management services can handle rentals, cleaning and guest check-ins.

Factoring in these costs ensures you set a realistic budget — whether you’re restoring a €1 home, buying a Palermo apartment or investing in a luxury villa in Taormina.

Getting there and connectivity

Despite being an island, Sicily is one of the most accessible parts of southern Italy. With four international airports, strong ferry links and good road and rail connections, it’s easy for international buyers to travel to and around the island.

By air

Sicily is served by four airports: Palermo, Catania, Trapani and Comiso. Palermo and Catania are the busiest, with direct flights to and from hundreds of European destinations. Buyers from the US can also fly direct from major hubs including New York and Boston. For comparison with other convenient hubs, see our guide to Italian cities near airports.

By sea

Regular ferries connect Sicily to mainland Italy, including routes from Naples, Genoa and Calabria. Fast ferries also run to smaller islands like the Aeolian and Egadi, making island-hopping part of the lifestyle for many buyers.

By rail

Train services link major Sicilian cities such as Palermo, Messina, Catania and Siracusa. Uniquely, trains to and from the Italian mainland are loaded onto ferries across the Strait of Messina, so you can travel directly by rail from Rome or Naples without changing mode. However, there are also now clearer plans for a bridge to the mainland.

By road

Sicily’s motorway network connects Palermo, Catania, Messina and other urban centres. Driving offers flexibility, particularly in rural and coastal areas where public transport is less frequent. Once in Sicily, for international buyers who want to explore at leisure, a car is often essential.

Proximity to other destinations

From Sicily, you can easily reach mainland Italy, Malta, and even Tunisia. This central Mediterranean position makes it ideal for buyers who want sunshine, cultural variety and international connections. If you’re weighing up where else in Italy to buy, see our regional guides to Puglia, Umbria and Abruzzo.

Frequently asked questions

Is Sicily a good place for international buyers?

Yes. Sicily offers a rare mix of beautiful scenery, historic towns and comparatively low prices, with strong lifestyle appeal from Palermo to Siracusa and Cefalù. For broader context, see property investment in Italy.

Can foreigners buy property in Sicily?

Yes. There are no general restrictions on foreign buyers in Italy. Read more in Can I buy property in Italy?

How much does property cost in Sicily?

Average prices are below the Italian average. Inland and renovation properties offer strong value, while hotspots like Taormina and Ortigia command premiums. See our price table above and finding affordable property in Italy.

What extra fees and taxes should I budget for?

Allow ~10–15% on top of the purchase price for taxes, notary/legal fees and other costs. Start with costs of buying in Italy and updated tax rates for 2025.

How long does the buying process take?

Typically 2–3 months from the preliminary contract (compromesso) to completion (rogito), assuming finances and due diligence are ready. See the full Italy buying process.

Do I need both a lawyer and a notary?

The notary is mandatory and finalises the sale; many overseas buyers also instruct an independent lawyer for extra protection. Learn about the notary’s role.

Can I get a mortgage as a non-resident?

Yes. Italian lenders do offer non-resident mortgages, typically with deposits of 20–30%. See how to get a mortgage in Italy.

Can I rent out my Sicilian property?

Short-term rentals are popular in coastal and heritage areas, but you must comply with local rules and national changes for 2025. Read Italy’s new rental rules and consider property management.

What incentives exist for new residents?

Qualifying new tax residents in parts of southern Italy (including Sicily) may access a 7% flat tax on foreign income. See taxes in Italy for details and eligibility.

Which areas offer the best value?

Smaller inland towns and hill villages often provide larger homes for less. If still unsure about buying property in Sicily, compare options with our guides to Umbria and Abruzzo, or see how to find an estate agent.

The post Buying property in Sicily in 2025 – everything you need to know appeared first on Your Overseas Home.

Moving to Greece brings many joys, from the lifestyle to the climate, but healthcare is something you’ll want to be clear about before you arrive. Whether you’re visiting short-term, working and paying into the system or retiring with a UK pension, the rules vary. Here we break down what you need to know about accessing doctors, hospitals, prescriptions and health insurance in Greece.

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Contents

• How healthcare in Greece works
• Healthcare in Greece for tourists
• State healthcare for residents
• Private health insurance in Greece
• Accessing healthcare: doctors, specialists and pharmacies
• FAQs

How healthcare in Greece works

Healthcare in Greece is delivered through a mix of state and private services. If you need medical assistance in Greece, you’ll be entitled to free basic treatment, with only a small €1 fee for prescriptions. However, if you’re living in the country, it’s strongly recommended that you have health insurance to ensure full access to medical care.

If you are employed, your employer registers you for social insurance (IKA) and contributions are deducted monthly. You can also arrange private health insurance with either a Greek provider or UK insurer.

As in the UK, there are waiting times for some treatments, but the overall quality is rated highly and life expectancy remains among the best in Europe.

Healthcare in Greece for tourists

For short visits of under 90 days, UK citizens can access healthcare using a valid GHIC (Global Health Insurance Card). This replaced the EHIC after Brexit but works in the same way, entitling you to free or reduced-cost treatment in the EU. You can still use an EHIC until it expires.

State healthcare for residents

If you become a resident, your healthcare access depends on your circumstances:

Private health insurance in Greece

Private cover is widely available and often chosen to avoid waiting times or to access private hospitals in cities. The cost depends on age, pre-existing conditions and level of cover. As a rough guide, expect to pay around €500 per month for a family of four or €800 per month for a retired couple.

If you live on an island, it’s worth bearing in mind that you’ll usually receive care from the local state doctor anyway. Private hospitals and emergency evacuation (for example by helicopter) are more costly extras. Always check what’s included in your policy.

Accessing healthcare: doctors, specialists and pharmacies

To find a GP (pathologos), ask at your local pharmacy or look for signs outside buildings. Many pharmacists speak English and can direct you to a doctor. Appointments are usually same-day if you’re willing to wait in the surgery. This is often where expats first meet local neighbours, as Greek waiting rooms are social places.

GPs can refer you to specialists, and preventive screening (such as cancer checks) is sometimes offered free under state schemes.

Pharmacies, identified by the green cross of Asclepius, are widespread and remain central to everyday care.

Alternative and homeopathic medicine is not covered by state insurance and employers will not accept medical certificates issued by these practitioners.

FAQs

How much is healthcare insurance in Greece?

Costs vary, but a family of four can expect to pay around €500 per month, while retired couples may pay €800 or more. Prices rise with age and pre-existing conditions.

Do UK citizens get free healthcare in Greece?

Short-term visitors can access care with a GHIC or valid EHIC. Residents working in Greece, or UK pensioners with an S1 form, receive the same state healthcare rights as Greek citizens.

Do you need health insurance in Greece?

If you are not working or retired with an S1 form, you must take out private health insurance. Even if you are entitled to state care, many expats choose additional private cover for faster access and wider treatment options.

You might also like:

• Why life in Greece boosts your health and happiness 
• How to retire to Greece – visa options, healthcare and top locations 
• How to cook like a local in Greece

The post Healthcare and health insurance in Greece appeared first on Your Overseas Home.

When you get the keys to your Greek home, one of the first practical jobs is putting the utilities into your name. From electricity and water to internet and TV, each service has its own process and paperwork. While you can pay a lawyer’s office to do it all for you, many buyers choose to handle it themselves – it’s straightforward once you know which documents to bring and where to go. This guide takes you through the essentials so you can enjoy life in your new home without worrying about bills piling up.

Download the Greece Buying Guide

Contents

• Electricity
• Water
• Landline, internet and mobile
• Television
• FAQs

Electricity

In Greece you choose a supplier for your electricity (for example PPC/ΔΕΗ) and sign a supply contract in your name. Bring your passport, property purchase or rental contract and the meter or previous bill details. A current Electrical Installation Declaration (ΥΔΕ) may be requested for older properties – a licensed electrician can organise this for around €150-€200. Once your contract is set up, the grid operator HEDNO (ΔΕΔΔΗΕ) handles metering and activations, while you pay your supplier. Most people manage everything online and set up direct debit or card payments for bills.

Greek electricity bills include both your energy charges and local community charges. You can see a line-by-line breakdown in your provider’s bill guide and compare current tariffs on the government price comparison portal.

Water

Water is supplied by regional or municipal companies. In Athens and Attica this is EYDAP; in Thessaloniki it’s EYATH; elsewhere it’s your local DEYA. To put the account in your name, bring your passport, sale or rental contract and the previous bill or supply number. You can register an online account to view and pay bills, set up e-billing and update your details. Meters are read periodically, so you may see a standing-charge bill followed by a catch-up bill based on actual use.

Landline, internet and mobile

COSMOTE, Vodafone and Nova are the main nationwide providers for fixed lines and broadband. You can order by phone or online, then visit a store to present ID and sign the agreement. Package choices span basic internet to bundles with TV. For mobile, you can buy a pay-as-you-go SIM with ID or take a contract if you have local proof of address and AFM (Greece tax number). English-language support is widely available online and via call centres.

Handy setup table

Television

Greece has free-to-air terrestrial channels, with many films broadcast in English. Subscription TV is available through providers such as Nova and COSMOTE TV, often as part of a broadband bundle. Many households stream UK and international services over home internet.

FAQs

How do I get electricity in Greece?

Choose a supplier and sign a contract in your name using your passport and property documents. Your supplier will coordinate meter activation with HEDNO. Set up direct debit or pay online through your supplier account.

Do you pay for water in Greece?

Yes. Water is metered and billed by your regional or municipal company. Billing is usually quarterly, but can be bi-monthly depending on the provider.

Do you need an electricity converter in Greece?

Greece uses 230V at 50Hz with Type C and Type F sockets. If you’re coming from the UK or most of Europe you typically only need a plug adapter, not a voltage converter. Devices from 110-120V countries may require a converter unless they’re dual-voltage.

You might also like:

• Moving your possessions to Greece
• What property taxes do you pay in Greece?
• Buying property in Greece as a foreigner – your complete guide

The post Connecting utilities in Greece appeared first on Your Overseas Home.

Taking your pet abroad can feel daunting, but it’s often one of the best decisions you’ll make. Having your dog or cat with you will help you settle faster and can even open doors socially, with neighbours and locals alike.

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Contents

Greek attitudes to animals

Attitudes to animals in Greece differ from the UK. Following the financial crisis, many households released pets they could no longer afford, leading to a high number of strays. As a result, Greeks are sometimes less relaxed about animals in public spaces.

On public transport, pets must usually be in a carrier. Dogs are often restricted from beaches, restaurants and shops. Always keep your pet under control – letting it roam freely may lead to it being mistaken for a stray.

Requirements before you travel

Pets must comply with EU entry rules. For cats and dogs, this means:

Regulations can change. Check the latest advice from the UK government before travel.

When you arrive in Greece

On arrival, register with a local vet (ktiniatros) as soon as possible. Not all towns have easy access to veterinary services, particularly rural areas, so ask other pet owners locally for recommendations. Keep an emergency vet number handy.

Greece has lower rates of pet ownership than the UK – around 660,000 dogs compared with the UK’s 8.5m. This means fewer services, so being prepared is key.

Returning to the UK with pets

If you plan to return to the UK, you’ll need to follow approved routes and carriers. Budget airlines such as easyJet and Ryanair do not transport animals (other than assistance dogs). Approved carriers can be found on the UK government’s website.

You’ll also need a “fit to fly” statement completed by a local vet within five days of travel. This is part of your pet passport/health certificate. If you’re driving, check regulations for each country you’ll pass through – some Balkan border posts are strict and could refuse entry without correct paperwork.

FAQs about moving pets to Greece

Can you move to Greece with pets?

Yes. Dogs and cats can move with you provided they meet EU entry requirements, including a microchip, rabies vaccination and an Animal Health Certificate or valid Pet Passport.

Can I fly my dog to Greece from the UK?

Yes, but only with approved airlines and routes. Low-cost carriers usually do not accept pets, so check airline rules in advance.

Does Greece require pet quarantine?

No. As long as your pet meets EU requirements, quarantine is not required when entering Greece from the UK.

You might also like:

• Moving your possessions to Greece
• Living among Greece’s wildlife – animals you might spot near your home
• How to enjoy your retirement overseas

The post Moving to Greece with pets appeared first on Your Overseas Home.

You’ve secured your Greek home, completed the paperwork and sorted out the admin. Now comes the practical part – getting your belongings safely from the UK to Greece. From sofas and dining tables to treasured keepsakes, here’s how to move everything smoothly, what it’s likely to cost and which options work best for you.

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Contents

How much does it cost to move to Greece?

Costs vary depending on how much you are moving and how quickly you need it to arrive. A small apartment’s worth of belongings moved by sea from the UK to Greece, including door-to-door service with packing and unpacking, usually costs between £1,500 and £2,500. The process typically takes around eight weeks. Air freight is two to three times more expensive but can deliver in one to three days. Road transport is another option, though driving time from central Britain to central Greece is about 30 hours without breaks.

Shipping methods to Greece

Your options will depend on how much you’re moving, where in Greece your property is and how quickly you want your possessions. Many people combine services – for example, taking essentials by air and larger furniture by sea.

Moving by land

Driving from Calais to Athens covers around 3,000km and takes 30 hours. The route goes through Germany, Austria and the Balkans. Alternatively, you can drive to Italy and take a ferry to Greece, cutting down on driving distance. If you hire a private van service, bear in mind the return leg is often charged too.

Moving by air

If speed matters most, air freight is the way to go. It’s ideal if you’re moving a limited amount, such as when setting up a holiday home. If you’re relocating to an island, you’ll need onward transport by ferry, which is easily arranged from Athens.

Moving by sea

Shipping is usually the most cost-effective option, especially for furniture and bulky items. Sea freight takes at least four to seven days for delivery but can stretch to several weeks depending on the route and consolidation of cargo. Large removal companies often group shipments together to keep prices lower.

Do you need to take everything?

One of the joys of life in Greece is that it’s less about possessions and more about experiences. Many people choose to travel light and buy furniture locally, which is better suited to the climate. You’ll also find major international shops like Ikea if you prefer a familiar option. The key is to balance the sentimental value of items you can’t leave behind with the practicality of starting fresh.

FAQs about moving possessions to Greece

How much does it cost to ship something from the UK to Greece?

For smaller items, courier services can cost from around £30 upwards, depending on weight and delivery speed. For larger household shipments, expect £1,500 to £2,500 by sea or significantly more by air.

How much does it cost to move from the UK to Greece?

The cost of moving a small apartment is typically £1,500 to £2,500 by sea. Larger moves can cost more, and prices vary depending on insurance, packing services and whether you use groupage (shared container space).

Can I just move to Greece from the UK?

Yes, but since Brexit you will need to consider visa and residency requirements. If you plan to stay longer than 90 days in any 180-day period, you must apply for the appropriate residency permit before moving permanently.

You might also like:

• Moving to Greece with pets 
• Why life in Greece boosts your health and happiness
• Buying property in Greece as a foreigner – your complete guide

The post Moving your possessions to Greece appeared first on Your Overseas Home.

Moving abroad is always a big decision, but when you’re relocating with your family there are extra factors to consider. Schooling, healthcare and how your children adapt to a new culture all come into play. The good news is that Greece is family-friendly, safe and welcoming, making it an excellent choice for a long-term move.

Download the Greece Buying Guide

Contents

• Is Greece safe for children?
• Education in Greece
• Paediatric healthcare
• Daily routines and family life
• FAQs

Is Greece safe for children?

Yes. Greece is regarded as a safe country for families and children. Around 20,000 British citizens live in Greece, many of whom have brought up their families there. Greek society is welcoming, and children tend to be embraced by local communities. In small towns and villages, where “everyone knows everyone”, children often enjoy more freedom to play outdoors than they might in the UK.

Children usually adapt faster than adults, quickly making new friends and picking up the language. Involving them in the decision-making – for example, visiting properties and exploring neighbourhoods together – can make the move feel exciting rather than daunting.

Education in Greece

All children between six and 15 must attend school in Greece, under the Ministry of National Education and Religious Affairs. Schooling is divided into primary (Demotiko), junior high (Gymnasio), and senior high (Lykeion). After that, students can continue into vocational training or prepare for university via the Pan-Hellenic National Exams.

Home-schooling is technically illegal in Greece, though in practice authorities may overlook it if children are following a recognised curriculum.

Paediatric healthcare

Most towns and villages in Greece have doctors who provide paediatric care, while larger towns and cities have hospitals and full-service health centres. Families can choose between the state system and private healthcare. State facilities are widespread but can be limited in more remote areas. Private hospitals and clinics, often with English-speaking staff, are a popular choice among expats, and health insurance plans are widely available.

Daily routines and family life

Family life in Greece is shaped by the climate and culture. The school day typically runs from 8:30am to 2pm, with some larger schools offering after-school care until late afternoon. Greece’s summer holidays are long, running from early June to early September. Siesta time – usually 3pm to 6pm – remains an important part of the day, especially in hot weather. This slower pace means children often stay up later in the evenings than in the UK.

Adjusting to these new rhythms takes time, but many families soon appreciate the balance of outdoor play, relaxed evenings and strong community ties. With careful planning and openness to change, moving to Greece can provide your family with a secure, healthy and enjoyable lifestyle.

FAQs

How hard is it to move to Greece from the UK?

It requires planning, but many British families have successfully relocated to Greece. You’ll need to organise visas and residency, find a school and secure accommodation. Having expert legal and property advice makes the process much easier.

Is Greece a good place to raise a family?

Yes. Greece offers a safe environment, outdoor lifestyle and a family-oriented culture. Children benefit from plenty of time outdoors, close community ties and a slower pace of life that many parents value.

How to move to Greece with family?

Start with research and a viewing trip, involve your children in the process and arrange schooling and healthcare early. Seek professional guidance for visas, property purchase and financial planning to ensure a smooth transition.

You might also like:

• Healthcare and health insurance in Greece 
• Why life in Greece boosts your health and happiness
• Living among Greece’s wildlife – animals you might spot near your home 

The post Moving to Greece with your family appeared first on Your Overseas Home.

Thanks to excellent connections via Milan’s airports and motorway/rail links, it’s easy to reach from the UK and across Europe, and with ski resorts on the doorstep you can pair lakeside living with winter slopes.

If you’re weighing up Lake Como for a holiday home, relocation or a buy-to-let, you’ll find plenty of practical guidance here. Start with our overview of property investment in Italy and the latest 2025 rental rules. For costs and budgeting, see the costs of buying in Italy, updated tax rates for 2025, and how to get a mortgage in Italy. When you’re ready to take action, our guides to finding an estate agent, choosing a property lawyer, and the step-by-step buying process will help you move forward with confidence.

Contents

• • Why you should be buying property in Lake Como
  • Property types and what you can get for your money
  • Best towns and villages around Lake Como
  • Getting there and connectivity
  • Investment potential, taxes and rental market
  • The buying process in Lake Como
  • How much it costs to buy in Lake Como
  • Frequently asked questions

Why you should be buying property in Lake Como

Lake Como is one of Italy’s most prestigious destinations, known worldwide for its dramatic scenery and elegant lifestyle. International buyers are drawn here not just by the spectacular alpine backdrop and glittering blue waters, but also by the lifestyle benefits that come with owning a home in one of Italy’s most exclusive regions. Whether you are seeking a second home, a rental investment, or a base for retirement, Como offers year-round appeal.

Breathtaking scenery and lifestyle

There are few landscapes in Europe that rival Lake Como’s combination of mountain peaks, wooded hills and tranquil waters. Its timeless charm has made it a favourite with celebrities and artists for centuries. For buyers looking for a property with a view, villas and apartments around the lake provide some of the most iconic panoramas in Italy.

Tremezzo, a popular location for buying property on Lake Como

Excellent connectivity

Despite its serene feel, Lake Como is highly accessible. Milan is just 40 minutes away by train or around 90 minutes by car, making it easy to combine lakeside tranquillity with city living. Milan’s two airports provide excellent links to the UK, Europe and beyond, while overland connections across the Alps make Como a practical base for both business and leisure. For more on convenient locations, explore our feature on Italian cities just 10 minutes from an airport.

Luxury appeal and property values

Lake Como consistently ranks as one of Italy’s top-performing luxury real estate markets. According to recent wealth reports, prices continue to rise along its shores, with premium villas starting from around €8,000 per square metre. Yet it’s not only a playground for the ultra-wealthy — move slightly uphill or into lesser-known towns and you can still find charming village homes or apartments from under €300,000. If you’re interested in comparing property styles across the country, see our overview of types of properties in Italy.

Year-round activities

From summer sailing and waterskiing to winter skiing in nearby resorts, Lake Como is a destination that offers something in every season. Hiking, cycling and boating are all part of everyday life, and cultural events and festivals keep the social calendar full. For those considering lifestyle as much as investment, Como offers both outdoor adventure and refined Italian living.

Strong investment and rental potential

As one of Italy’s most internationally recognised locations, demand for short-term rentals is strong around Lake Como. Updated rental rules for 2025 make it essential for overseas owners to stay compliant, but with the right management, properties here can generate attractive returns. For longer-term considerations, see our guide to property investment in Italy.

Property types and what you can get for your money

Lake Como’s property market offers a mix of luxury lakeside villas, hillside homes with panoramic views, and charming village apartments. While the area has a reputation for high-end real estate, there are options to suit a range of budgets depending on location and property style.

Check out some properties for sale around Lake Como on Your Overseas Home.

Waterfront villas and apartments

The most coveted properties are those directly on the lake, often historic villas with landscaped gardens, private boat docks and sweeping views. These command premium prices, starting from around €8,000 per square metre and rising significantly for iconic properties in hotspots such as Bellagio or Cernobbio. Modern waterfront apartments also offer lock-up-and-leave convenience, particularly appealing to international buyers. For comparisons across the country, explore our full guide to types of properties in Italy.

Historic villas around Lake Como

Hillside homes with views

If you’re willing to look a little further uphill, the market becomes more accessible. Traditional stone houses and restored farmhouses can be found from under €300,000, many with terraces or balconies offering stunning lake views. These homes often combine rustic charm with modern upgrades and are particularly popular with buyers seeking year-round residences or retirement bases. See also our guide to finding affordable property in Italy for practical tips on spotting good-value opportunities.

Village apartments and townhouses

Como’s lakeside towns — from Varenna and Lecco to Menaggio and Tremezzo — offer plenty of character apartments, townhouses and period properties. Prices vary depending on proximity to the water and amenities, but you can expect to pay less than for direct waterfront locations. Properties in historic centres are in demand for holiday rentals, while hillside villages often provide larger homes with outdoor space at more modest prices. Our recent feature on finding your perfect property in Italy gives more insight into choosing the right match for your lifestyle.

New builds and renovation projects

Although much of the market is historic, there are occasional new-build developments, often designed with eco-friendly features and modern layouts. Renovation projects — ranging from partially modernised houses to full restorations — also come to market, providing an opportunity to create a bespoke home. Before committing, read our advice on essential property checks before buying in Italy and fitting out your Italian home to budget for works and furnishing.

Lake Como property prices at a glance

Best towns and villages around Lake Como

Each part of Lake Como offers its own personality, from elegant historic centres to peaceful hillside retreats. Whether you’re looking for a lively town with amenities, a romantic lakeside village, or a rustic escape with panoramic views, there’s a corner of Como to suit every buyer.

Como city

The lake’s namesake city is vibrant, historic and well-connected. With its Gothic cathedral, bustling piazzas and stylish shops, Como combines Italian charm with urban convenience. Its proximity to Milan (just 40 minutes by train) makes it popular with commuters and second-home owners alike. If you’re considering other urban Italian options, take a look at our feature on Italian cities just 10 minutes from an airport.

Bellagio

Known as the “pearl of the lake,” Bellagio is one of Lake Como’s most famous destinations. Its cobbled lanes, fine dining and luxury boutiques make it a magnet for international visitors. Property here is at a premium, with lakeside apartments and villas commanding some of the highest prices in the region.

Varenna

On the eastern shore, Varenna offers a quieter, more traditional feel. With its pastel-coloured houses, stony beaches and charming harbour, it’s ideal for buyers seeking authenticity and natural beauty. The castle of Vezio above the town provides spectacular views across the lake. For more ideas on Italy’s coastal gems, see our article on Italy’s seaside towns with scenic harbours.

Lecco

Situated at the south-eastern tip of the lake, Lecco combines lakefront living with a dramatic mountain backdrop. It has centuries-old villas, leafy parks and excellent transport links. Lecco offers better value than hotspots like Bellagio, while still providing plenty of amenities.

Hillside villages

For those seeking panoramic views and more affordable options, hillside villages such as Brunate (accessible by funicular from Como) and Menaggio are worth exploring. These towns provide a mix of stone-built houses, Liberty-style villas and apartments, often at lower prices than direct waterfront properties. Our guide to finding affordable property in Italy offers more inspiration for buyers who want value without compromising on charm.

Lesser-known gems

Beyond the famous names, there are dozens of smaller towns and hamlets around the lake that provide excellent opportunities for buyers looking for peace, authenticity and better value. Many offer rustic village houses under €300,000, alongside stunning hiking trails and easy access to the lake. If you’re interested in exploring beyond Como, our guides to buying in Umbria and buying in Abruzzo highlight similar blends of charm, scenery and affordability.

Getting there and connectivity

One of Lake Como’s biggest advantages is how easy it is to reach. Despite its serene, alpine setting, the region sits within striking distance of Milan and northern Europe, making it ideal for second-home owners, frequent travellers and retirees who want good transport links.

By air

The lake is served by Milan Malpensa and Milan Linate airports, both around an hour’s drive away, with regular direct flights from the UK, Europe and beyond. Bergamo Airport, a hub for budget airlines, is another convenient option for those seeking affordable connections. For more inspiration on travel-friendly locations, explore our guide to Italian cities just 10 minutes from an airport.

By rail

You can reach Lake Como from the UK in a day, just about, or take a more leisurely approach over two days, perhaps via the stunning Bernina Railway. From Milan, fast and frequent train services connect to Como city in around 40 minutes, making day trips and commuting simple. Other towns on the lake, including Lecco and Varenna, are also well connected by regional rail, offering buyers the flexibility of car-free living.

By road

Lake Como is just a 90-minute drive from Milan via the A9 motorway, which also connects south into Switzerland. Scenic alpine routes make it accessible by car from France, Germany and Austria, making it a practical choice for European buyers who prefer driving to flying.

Proximity to other destinations

Beyond Como itself, buyers enjoy the advantage of having the Swiss border, the Italian Alps and the Ligurian coast all within a few hours’ reach. Ski resorts such as Madesimo and St. Moritz are close enough for weekend getaways, while Liguria’s beaches provide a summer escape. If you’re looking for other lifestyle-driven locations, see our features on Italy’s best seaside and cliff villages and how to retire to Italy.

Once at the Lake Como, you can travel by ferry

Investment potential, taxes and rental market

Lake Como’s international reputation makes it one of the most reliable property markets in Italy. Demand remains consistently high from both domestic and overseas buyers, helping to underpin long-term property values. For investors, the region offers a rare combination of capital growth, lifestyle appeal and strong rental prospects.

Capital appreciation

Lake Como has long featured in global luxury real estate rankings, and property values around the lake have proven resilient even during economic downturns. Prices have steadily climbed in recent years, particularly for homes with direct lake access or panoramic views. While the most exclusive villas command multi-million euro price tags, there are still opportunities for buyers willing to look slightly inland or uphill. For more on broader market trends, see our overview of property investment in Italy.

Rental potential

The area’s popularity with tourists means demand for short-term rentals remains strong year-round, particularly in towns such as Bellagio, Varenna and Menaggio. High-end villas and stylish apartments can generate attractive rental yields during the summer season. However, it’s important to stay compliant with updated rental rules in Italy for 2025, which set stricter conditions on short-term lets. If you plan to rent, professional property management in Italy can help handle bookings, maintenance and tax reporting.

Tax advantages

Italy has introduced several tax incentives to attract foreign buyers, some of which are particularly beneficial in Lake Como. Wealthy individuals who become Italian residents can take advantage of the flat tax regime, paying a fixed €100,000 per year on foreign income regardless of amount. Buyers using their Lake Como property as a main residence also benefit from reduced registration tax — 2% of the cadastral value versus 9% for second homes. Updated Italy tax rates for 2025 explain the latest allowances and changes that may affect international buyers.

Currency considerations

As with any overseas purchase, currency movements can have a big impact on the final cost of your property. Using a specialist currency service rather than a traditional bank can save thousands of pounds or euros on transfers, especially if you lock in a favourable rate in advance. Our partners at Smart Currency Exchange can provide personalised advice and solutions to manage this risk.

The buying process in Lake Como

Foreign buyers can legally purchase property in Italy, including around Lake Como, without restrictions. However, the process has its own rules and legal requirements. Understanding each step in advance will help you avoid delays and common pitfalls.

1. Define your requirements

Before you start, set a clear brief: property type, budget, location and must-have features. Consider whether you’re buying a second home, a rental investment or a retirement base. Our guide to finding your perfect property in Italy can help you narrow your search.

2. Research the market

Spend time exploring different towns and villages around Lake Como to see which areas fit your lifestyle and budget. Prices vary dramatically between waterfront hotspots and hillside retreats. Our guide to finding affordable property in Italy offers tips for spotting value.

3. Engage trusted professionals

Work with an independent property lawyer (avvocato), a notary (notaio) and a reliable local estate agent (agente immobiliare). They will guide you through contracts, due diligence and negotiations.

4. Arrange your finances

Most buyers will need an Italian codice fiscale (tax code) before making an offer. If financing, non-residents can apply for an Italian mortgage — typically requiring a 20–30% deposit. See our guide on how to get a mortgage in Italy for the latest requirements. Don’t forget to plan for currency exchange — fluctuations can significantly affect your final costs.

5. Make an offer

Offers are usually submitted in writing through the estate agent. Once accepted, you’ll sign a preliminary contract (compromesso) and pay a deposit of 10–20%. This makes the sale legally binding. For more, read our guide on making an offer in Italy.

6. Legal checks and notary process

The notary is a government-appointed official who ensures the legality of the transaction. They check the property’s title, planning permissions and any debts. Completion takes place when you sign the final deed of sale (rogito) before the notary and pay the balance. Learn more about the notary’s role in Italy.

7. Registration and moving in

Once the sale is complete, the notary registers the property with the Land Registry in your name. At this stage you can arrange utilities, insurance and, if needed, property management services to look after your home when you’re away.

For a detailed breakdown of fees, taxes and practical steps, don’t miss our full guide to the property buying process in Italy.

How much it costs to buy in Lake Como

Beyond the purchase price of your property, buyers in Lake Como need to budget for several additional costs. These include taxes, notary fees, agent commissions and ongoing expenses. Planning ahead will help you avoid surprises and ensure your budget stretches far enough. For a full national overview, see our guide to the costs of buying property in Italy.

Purchase taxes

• • • Main residence: 2% of the cadastral value (often lower than market value).
    • Second home: 9% of the cadastral value.
    • New-build properties: VAT at 4% (main residence), 10% (second home) or 22% (luxury).

Updated rates for 2025 are explained in our dedicated guide on Italian taxes.

Notary and legal fees

The notary’s fee is usually between 1–2.5% of the declared property price, depending on complexity. You may also pay for an independent lawyer (avvocato) to review contracts and conduct due diligence. Combined, these costs typically account for 2–4% of the purchase price.

Estate agent commissions

Agent fees in Italy are normally 3–5% of the purchase price, often split between buyer and seller. Make sure you confirm this in advance with your estate agent. Some listings include the commission in the asking price, but not always.

Other one-off expenses

• • • Survey and checks: It’s wise to budget for a property survey, especially with older houses.
    • Currency transfers: Fluctuations in exchange rates can add thousands to your final bill. A specialist like Smart Currency Exchange can help you lock in rates and avoid hidden bank charges.
    • Renovations and furnishing: Many homes in Como are older properties. Use our advice on fitting out your Italian home to plan realistic costs.

Ongoing ownership costs

Once you own your home, expect annual expenses such as:

• • • Property taxes: IMU (for second homes) and TARI (waste tax) vary by municipality and property size.
    • Utilities and maintenance: Electricity, water and communal charges (if buying an apartment) should be factored into your budget.
    • Property management: If you won’t live in Italy full-time, consider property management services to handle rentals, upkeep and guest check-ins.

In total, buyers should budget an additional 10–15% of the purchase price to cover taxes, fees and associated costs. Careful planning will help ensure your Lake Como property purchase is both smooth and financially secure.

Frequently asked questions

Is Lake Como a good place for international buyers?

Yes. Lake Como combines world-class scenery with strong demand from year-round visitors, supporting long-term values and rental appeal. For a broader view, see our guide to property investment in Italy.

Can foreigners buy property in Lake Como?

Yes. There are no general restrictions on foreign buyers in Italy. Read more in Can I buy property in Italy?

How much does a home in Lake Como cost?

Prime waterfront villas command premium prices, while hillside villages and lesser-known towns offer better value. See the price table above and explore finding affordable property in Italy and types of properties in Italy.

What extra fees and taxes should I budget for?

Allow ~10–15% on top of the purchase price for taxes, notary/legal fees and other costs. Start with costs of buying in Italy and the latest 2025 tax rates.

How long does the buying process take?

Typically 2–3 months from the preliminary contract (compromesso) to completion (rogito), assuming finances and due diligence are in place. See the full Italy buying process.

Do I need both a lawyer and a notary?

The notary is mandatory and finalises the sale; many overseas buyers also hire an independent lawyer for extra protection. Learn more about property lawyers and the notary’s role.

Can I get a mortgage as a non-resident?

Yes, Italian lenders do offer non-resident mortgages (commonly with 20–30% deposits). See how to get a mortgage in Italy.

Can I rent out my Lake Como property?

Short-term rentals are popular, but you must follow local rules and national updates for 2025. Read Italy’s new rental rules and consider property management.

Where can I find better value around the lake?

Look slightly uphill or in smaller, lesser-known towns for larger homes and views at lower prices. Our guides to finding your perfect property and choosing an estate agent can help.

What about visas or long-stay residency?

If you plan to live in Italy long-term (or retire), check your visa and residency options first. Start with residency and visas in Italy and how to retire to Italy.

The post Buying property in Lake Como in 2025 – everything you need to know appeared first on Your Overseas Home.

Buying a home in Italy is a thrilling prospect – whether you’re dreaming of a countryside farmhouse with a vineyard or a small apartment overlooking a bustling piazza. But while the buying process is secure and legally protected for international buyers, it’s not without its complexities. Misunderstandings about taxes, timeframes, renovation laws or language barriers can lead to costly delays or headaches.

Thankfully, many of these hurdles are entirely preventable with the right preparation. Working with trusted, bilingual professionals and understanding Italy’s unique property rules will help ensure your purchase goes smoothly – from first viewing to moving-in day.

We’ve pulled together the most common pitfalls overseas buyers face when buying in Italy, and how to sidestep them completely.

Contents

• Underestimating the time it takes
• Getting caught out by hidden costs
• Ignoring potential language barriers
• Skipping crucial property checks
• Legal and financial traps to be aware of
• The risks of buying older or protected buildings
• Choosing the wrong location
• Pitfalls when buying off-plan property

Underestimating the time it takes

Many buyers arrive in Italy with dreams of a swift property purchase, but property transactions here tend to move at a more relaxed pace than in other countries. From the moment you submit an offer to the day you collect the keys, the process usually takes anything from two to six months – and that’s assuming everything goes smoothly.

After you’ve agreed on a price with the seller, there’s a preliminary contract (“compromesso”) which sets the terms and includes your deposit – typically around 10% of the price. The formal completion, marked by the “rogito” (final deed), often doesn’t happen for several months.

Construction delays…

Delays can arise from banking processes, local administration, legal checks or holidays (which are taken seriously in Italy). To prevent frustrations, build in plenty of time and begin gathering paperwork early. If you need a mortgage, start that process before placing any offers – non-resident applications can require additional documentation and sometimes approval from central banking offices in Italy.

Having a local expert, such as a bilingual estate agent or solicitor, will keep your timeline realistic and your expectations in check.

Getting caught out by hidden costs

Your dream Italian home might fit your property budget beautifully – but don’t forget to leave room for the extras. Many buyers fail to account for the additional expenses that come with buying property in Italy, which can amount to 10–15% on top of the purchase price.

Plan your viewing trip and understand the questions to ask

Mandatory fees include notary charges (usually 2–3%), property taxes, registration fees and agency commissions. If you’re purchasing a resale home, expect higher tax costs compared to a new build. And don’t forget legal and translation services – essential if you don’t speak fluent Italian – as well as surveys, mortgage fees and possibly geometra (land surveyor or building specialist) assistance.

There’s also ongoing ownership to think about. Annual council taxes (IMU and TASI), waste collection fees and regional service charges can sneak up on new owners. Shared properties like apartments come with communal maintenance fees (spese condominiali), which can vary wildly depending on location and building age. In high-end coastal areas or city properties, these can reach several thousand euros per year.

Carefully budget beyond just the sale price – your property consultant or adviser can help estimate accurate ownership costs upfront.

Ignoring potential language barriers

While it might sound romantic to sign a deal in Italian and immerse yourself in the culture, in reality, a language barrier can lead to confusion and costly miscommunication. Property purchase involves legal documents, property contracts, tax declarations and technical terminology – all in Italian by default.

Misunderstanding clauses in the compromesso or rogito could result in unexpected commitments, payment schedules or legal responsibilities. Worst case? Facing legal action for non-compliance with terms you didn’t fully grasp.

Always work with a bilingual notary or independent legal adviser. Many overseas buyers also use a translator for complex documents or negotiations. It’s an extra cost, but one that offers protection and peace of mind.

If you’re planning to live in Italy long term, consider starting Italian classes early. It won’t solve every problem overnight, but it’ll help you build connections, engage with locals and better navigate ownership obligations.

Skipping crucial property checks

Some buyers fall in love with their dream home and rush ahead without fully assessing the property’s condition. This is especially common with older homes, which make up a large portion of Italy’s rural and village housing stock.

Don’t make this mistake. A beautiful villa might hide outdated plumbing, unstable foundations or irregular land boundaries. That romantic renovation project could quickly spiral into a financial headache if structural issues or non-compliant works are found.

Sometimes buildings just don’t end up how you envisaged them… (Catarina Belova / Shutterstock.com)

Hiring a qualified geometra or surveyor is essential. They’ll inspect the structure, confirm that renovations have been approved and check planning permission history. They’ll also look at seismic safety ratings – crucial in certain regions like central Italy – and the energy performance certificate (APE), which is legally required.

In addition, geometra reports reveal any shared access rights, land registry discrepancies or local building restrictions. It’s a small investment that could protect you from future legal disputes or renovation nightmares.

Legal and financial traps to be aware of

The Italian legal and tax system can trip up even the most financially-savvy buyer – especially if you’re moving assets or income from another country. It’s vital to get tailored advice from experts who understand international buyers and cross-border wealth.

For example, unlike in the UK, Italian tax law doesn’t recognise ISAs or other tax-free savings accounts. If you hold premium bonds, British mutual funds or ETFs, these could be taxed at normal Italian income rates. Trusts also aren’t recognised in Italy, creating complexities with inheritances or estate planning.

Selling foreign assets while already tax resident in Italy may trigger capital gains tax. That includes the sale of your main home in the UK – even if it’s tax-free there, the rules differ in Italy. And if you begin withdrawing from a UK pension, don’t assume the first 25% is tax free. Italy could tax the full amount under different rules.

All these issues highlight why you should consult a cross-border accountant or solicitor before moving funds or finalising the sale. One well-timed consultation could save thousands in future taxes or compliance headaches.

The risks of buying older or protected buildings

Many overseas buyers dream of owning a slice of Italian history – a Tuscan farmhouse, a baroque city apartment or an ancient trullo in Puglia. But age often brings legal restrictions, especially if the property is protected under cultural heritage legislation.

Known as “vincoli”, these restrictions apply to homes with historical, architectural or artistic significance. If your building has listed features – frescoed ceilings, medieval structures, antique balconies – local regulations could limit changes, sales or restoration work.

Buying in areas known for cultural protection (like many Umbrian or Lazio hill towns) means extra diligence is vital. You’ll need permission to alter façades, extend walls or change floor plans. Bringing in a geometra or consulting with local arts heritage boards (soprintendenze) can confirm what’s allowed and whether state permission is required.

Don’t assume you’ll be able to renovate freely – in extreme cases, you could face delays of several years, or total bans on proposed upgrades. A character property is a joy, but know what you’re getting into before making an offer.

Choosing the wrong location

Italy’s regions vary hugely in lifestyle, climate, amenities and property value. A buyer dreaming of warm winters might not fare well in the snowy Apennines, while a tranquil rural retreat may disappoint if it turns ghostly outside of summer. Choosing the right region or town is one of the most important – and personal – parts of buying in Italy.

Famous cities like Rome, Venice or Florence deliver international appeal – but also high costs, heavy tourism and competitive markets. Lesser-known spots just outside these centres can offer better value and quieter surroundings. Similarly, Sicily, Abruzzo or Le Marche offer gorgeous landscapes at a fraction of the price of Tuscany or Liguria.

Buyers seeking community life should prioritise year-round towns with full-time populations, rather than seaside spots that empty in winter. And if you don’t speak Italian, a more expat-friendly area with English-speaking neighbours and local services may ease the transition.

Local agents can help you assess what each region has to offer. Be honest about your plans: will this be a full-time move, an occasional holiday home or a rental investment? Each requires a different location strategy.

Pitfalls when buying off-plan property

Buying off-plan homes in Italy – especially in new developments or resort areas – can be cost-effective, but comes with its fair share of risk. These properties, still under construction or just a blueprint on paper, leave buyers relying heavily on the developer’s word.

One major risk is construction delays. If your home is part of a phased development, you could be surrounded by building works, dust or noise for years. Access roads might be incomplete, and services like internet or utilities may lag behind. If buying for immediate rental income or relocation, this can be frustrating – and expensive.

Upfront payments tend to be staged. You might pay 10–30% as a deposit, with the rest due as milestones like roof completion or final inspection are reached. If the developer hits financial trouble, you risk losing money unless legally protected.

The finished property might also underperform. Size, layout or finish quality could differ from marketing brochures. Choose reputable builders with a track record and visit other completed sites they’ve done.

Italian building law does include buyer protections (such as decennial liability for structural issues), but understanding your contract is key. Have all agreements reviewed by an independent legal adviser and ensure banking guarantees (fideiussione) are in place to protect your deposit.

Final thoughts: how to avoid mistakes when buying in Italy

Buying property in Italy can be an exciting life decision – rich with culture, history and stunning scenery. But the process involves more than just picking a pretty home. With professional support, realistic timelines and deep research, buying safely is not just possible – it’s easier than ever.

At Your Overseas Home, we’ve helped thousands of international buyers successfully purchase in Italy. Our local experts, legal partners and consultants are here to guide you from the first viewing to final handover – ensuring you avoid costly errors and achieve your dream home with confidence.

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