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.

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.

The post Avoiding common mistakes when buying property in Italy appeared first on Your Overseas Home.

Village castles, and the local folk tales that surround them, create a mystical atmosphere, that casts a spell on visitors to Italy’s medieval villages. These strong fortifications have watched over towns, villages and farms for centuries and have fascinating histories. In the old stone streets and alleyways, you can often find “Palazzo” houses once owned by noble families and stone houses that have stood strong for hundreds of years.

Being part of a community that celebrates historical events and honours local traditions is appealing to home buyers who long for a lifestyle reminiscent of times gone by.

The question is do you want to live in one of Italy’s medieval villages or in a countryside home with a view of the castle? Here we look at the pros and cons of life in a medieval village and some examples of villages near castles, that have property for sale in the area.

Living in a medieval castle village – the pros and cons

• Great places to visit – Many people are fascinated by castles and fortified towns. They are a great place to take family and friends to, when they visit you at your Italian home. However, occasionally it can be difficult to find parking close by and not all castles are open to the public.
• Rental potential – As Italian castles attract tourists, your property could also earn you money by offering holiday rentals. Although the most popular villages can get very crowded during the holiday season, the rest of the year you can enjoy strolling through quiet historic streets.
• Fantastic views – Many Italian castles are located on hill tops with incredible views of the surrounding countryside. Some village houses, and restaurants will also have these spectacular views. There may even be a defensive wall you can take walks around. However, if you buy a house in a hill top town with steep narrow streets you will have to consider how you will get furniture up to the property. But, there are some fantastic removals companies that are well used to this.
• History – A lot of interesting history surrounds castles. Walking around the stone streets is like stepping back in time. It can be fascinating to hear stories of its past.
• Traditional events – Along with the history there may be stories that are re-enacted at annual events. These can attract thousands of visitors over just one weekend.
• Photogenic – Medieval villages with castles offer numerous photo opportunities. They also attract artists and crafts people.

Discover four of Italy’s medieval villages that have castles 

Volterra’s Medici Fortress

Volterra is a walled town which dates back to before the Romans. After visiting Volterra’s dark narrow streets, writer Stephanie Meyer was inspired to use it as the setting of the fictional vampire coven in her Twilight book series.

Although there aren’t really handsome vampires in Volterra the village has many other attractions

Although there aren’t really handsome vampires in Volterra the village does have many other attractions that may appeal to house buyers and tourists.

Rooms with views in Volterra, Tuscany, Italy.

Volterra Highlights

• The Medici fortress – This castle is a masterpiece of military architecture, set in a green park. It is a combination of an old fortress completed in 1342 and a newer one completed in 1474, with strong walls to discourage rebellion. While it can be seen on the hillside, it isn’t currently possible to visit the inside.
• Palazzo dei Priori, the oldest town hall in Tuscany located in the heart of the town’s main piazza.
• Stone streets with Roman, Etruscan and medieval buildings. Including an Etruscan acropolis and a Roman theatre, which hosts the “Festival Internationale Volterra Teatro Romano”.
• A superb collection of Etruscan artifacts at the Guarnacci Etruscan museum.
• Art and craftwork, particularly carved alabaster.
• A calendar of events that includes a medieval festival, which sees the town transported back to 1398. You will see ladies and knights, nobles and peasants, musicians and jugglers dressed up for an occasion full of music, food and dancing.
• All the facilities you might need, such as restaurants, supermarkets and a hospital.

Population: 9,500.

Nearest airport: Pisa Airport is one hours’ drive away.

Volterra property for sale

You can find apartments in Volterra for less than €100,000 and two-bedroom town houses from €115,000. In the countryside you can find farm houses for sale and also farm buildings that have been split into apartments.

Your Overseas Home has a selection of properties for sale in the Volterra area of Tuscany 

Monteriggioni, The Stone Crown of Tuscany

Monteriggioni (see cover image) is an Italian medieval village encircled by 13th century castle walls and fourteen towers. This gives it the appearance of a crown on top of a hill. Built by the Sienese between 1213 and 1219, it still shows the marks of having had a portcullis and ditches where fires were lit to ward off attacks. It was even mentioned in Dante’s Inferno Canto XXXI, where he compares the town’s circular wall crowned with towers to giants at the rim of the abyss. It is also thought to have inspired the Assassin’s Creed video game.

Monteriggioni highlights

• It’s a quintessential Italian medieval village, with historic streets and stone walls.
• The community are highly dedicated to preserving and promoting the local heritage.
• In early July, a medieval festival is held in Monteriggioni involving historical parades, medieval banquet, crafts, falconry, jousting and battle re-enactments.
• Close to the Florence to Siena autostrada it is conveniently located for day trips to Siena (27 minutes drive) and Florence (56 minutes).Siena hospital is only 17 minutes drive.
• Surrounded by beautiful countryside with olive groves and vineyards.

Population: 10,000

Nearest airport: 54 minutes drive to Florence Airport or 90 minutes to Pisa Airport.

Property for sale in Monteriggioni

A two-bedroom apartment within the fortified walls can cost around €270,000. Smaller farmhouses in the area cost around €780,000. Your Overseas Home features many property listings in the Siena province.

Poppi – The mystical village

Located in a beautiful valley in the heart of Casertino, Poppi is full of authentic historic character, surrounded by peaceful scenery. House buyers can enjoy the perfect combination of nature, history, and culture in a small friendly community. The old town is on the sides of the hill and there is a newer part in the valley below.

Castello dei Conti Guidi

The medieval village is dominated by Castello dei Conti Guidi. Designed by the Di Cambio family of architects, it was the “prototype” of Florence’s Palazzo Vecchio. The castle was built in the 13th century and features a tall central tower, surrounded by walls with battlements and a wide moat.

Poppi Highlights

• Castello dei Conti Guidi is open year round and houses a library, an exhibition of the Battle of Campaldino and a chapel with frescoes of Gospel stories. Exhibitions, shows and cultural events are also held here.
• Poppi is listed among the Most Beautiful Villages of Italy (Borghi più Belli d’Italia)  
• Located within the protected area of the Casentino Forest National Park
• Near places of spirituality: Camaldoli, with its Hermitage and Monastery, and the Sanctuary of La Verna, where St. Francis received the stigmata.
• Events in the area include Seasonal Fairs with organic produce, crafts and antiques. There are is also a summer music and art festival and the Festival for the towns patron saint on the second Sunday after easter.
• Opportunity to visit the Romena Castle in Pratovecchio. Whose three towers dominate the Casentino valley.
• The village has small shops, cafes, restaurants and a weekly market on Saturday mornings selling fresh produce.

Arezzo town is 45 minutes drive and there is a train station in Poppi.

Population: 6,500.

Nearest Airport: 60–90 minutes’ drive from Florence Airport.

Property for sale around Poppi

Two-bedroom apartments start at €150,000, while two-bedroom countryside houses cost from €280,000, with larger farmhouses into six figures. Your Overseas Home presents several large farmhouses on large plots of land in the Arezzo province.

Erice, Sicily

Located on top of Mount Erice in Western Sicily, this village was an important religious and military stronghold for the Carthaginians and Romans. Its natural vantage point, 750 metres above sea level, offered strategic control over the Strait of Sicily and the western coastline. To this day, it has kept its medieval layout and architecture and boasts a huge castle.

The castle above the medieval village of Erice, Sicily

Mythological connection

Old traditions and stories of times gone by charm everyone who spends time here. You can sense the history of the place as you wander around the streets and piazzas. The poet Virgil, mentions Erice in “Aeneid”, as a stop on the mythological journey of Aeneas, the legendary founder of Rome. The epic work highlights Erice’s prominent position and its connection to ancient mythology.

Indeed, the city of Erice is named after the mythological hero Eryx, who was the son of the goddess Aphrodite (Venus). There are many stories connected to Erice, involving Greek mythology and the ancient temple of Venus.

The Venus Castle

This 12th century Norman fortress, stands on an isolated cliff south-east of the peak of Mount Erice. It takes it’s name the Goddess Venus as it was built on the ruins of the ancient temple of Venus Ericina.

After a period of neglect and falling into ruin, Count Agostino Pepoli reclaimed the whole area at his own expense, reconstructing the towers, and adding an English style garden. You can now visit the Castle of Venus throughout the year.

Erice Highlights

• Erice is one of the most beautiful Italian medieval villages with noble palazzo houses, magnificent churches and amazing panoramic views.
• The Pepoli Tower is perched on the side of a rocky slope below the castle.
• It boasts amazing views of the Tyrrhenian coast of the Gulf of Trapani
• You can travel up to Erice from Trapani by cable car in about 10 minutes. Drive time from the centre of Trapani is 25 minutes.
• Interesting shops selling crafts, ceramics, rugs and traditional almond pastries.
• From June to September Erice hosts concerts, shows, art and cultural events.
• Local residents are getting involved in transforming Erice into a summer destination for those seeking authentic and engaging experiences. They offer a warm welcome to newcomers.
• The area has a lot of potential for attracting tourists and house buyers. Currently, prices are low, especially for those properties needing renovation or modernisation. Therefore, once more houses are done up, the village should increase in popularity with buyers and values should increase.

Population: 26,000.

Nearest Airport to Erice: 37 minutes drive from Trapani–Birgi Airport (Trapani–Vincenzo Florio); Palermo Airport is 1 hr 11 minutes.

Properties for sale in Erice

Apartments in this Italian medieval village start at around €29,000, but will need some work. Two-bedroom houses cost around €160,000. You can see a selection of properties for sale in the Trapani area on Your Overseas Home.

Your own castle in Tuscany? (Click for more details)

If you’re dreaming of buying a castle in Italy, but don’t have the €9 million to buy this one in Tuscany, don’t despair. You can still find affordable stone houses and noble residencies in medieval villages. Many of these stone properties can be decorated to feel just like a castle inside.

Find your Borgo

In Italy, a village from the Middle Ages to the renaissance is called a Borgo. They are unique in that they grew up around castles or palaces owned by noble families. There are at least 270 Borghi dotted across Italy. Here we looked at four examples, but you can find many more on  “I Borghi più belli d’Italia”. 

The wonderful thing about living in one of Italy’s medieval villages is being surrounded by history. Village communities often celebrate their local traditions, and create an atmosphere of life in a bygone age.

When you have a home here, you will be able to buy fresh fruit and vegetables from the local market, and get to know your neighbours and the people in the local shops. You could even learn a local craft or get involved in medieval events. Whether you live in the village or surrounding countryside, your Italian home will be your castle, a haven away from modern life.

The post Your overseas castle – Italy’s medieval villages are enchanting home buyers appeared first on Your Overseas Home.

Owning property in Italy can be incredibly rewarding, but it requires a clear understanding of the local market, legal requirements and property management logistics. From navigating regional rental laws to understanding how to maximise returns, this guide is designed to help you approach property investment in Italy with confidence and clarity.

Contents

• Why invest in Italy?
• Building a profitable property portfolio
• Understanding the market in 2025
• Rental yields and demand trends
• Legal considerations for investors
• What to know about renting out your property
• Managing your Italian property from abroad

Why invest in Italy?

Italy has been a magnet for overseas buyers for decades, and it’s easy to see why. The country combines stable property law with cultural heritage, excellent infrastructure and wide-ranging lifestyle appeal. From bustling cities like Rome and Milan to tranquil Puglia villages and Alpine resorts, opportunities abound for every type of investor.

Start your property buying journey today

While property booms came and went in countries like the UK and USA, Italian property prices have remained affordable. Even within the eurozone according to official EU data, Italy is the only country where prices in 2025 are lower than in 2010. Is that a reason not to invest? Not necessarily; the largest falls were all between 2012 and 2014 and since 2020 prices have grown in more years than they have fallen.

In recent years, Italy has also introduced incentives to attract foreign buyers. This includes favourable tax arrangements for retirees and entrepreneurs, and in some areas, very low-cost housing to reverse rural depopulation.

Are you ready to invest in a home in Italy?

Buying Italian property is also relatively transparent and safe. Foreigners face no restrictions on ownership, and the purchase process is governed by a legal framework designed to protect buyers. That said, bureaucracy can move slowly. Working with trusted local professionals is essential to streamline the experience.

As of 2025, interest in digital remote work has also renewed interest in Italy’s smaller towns and countryside. This growing demand from expats and telecommuters has opened new doors for buy-to-let investments in lesser-known regions while reducing long-term vacancy risks.

Building a profitable property portfolio

To succeed as a property investor in Italy, you need more than just money and a dream. You need a strategy. Start with your goals: are you prioritising steady rental income, capital growth or a blend of both? Your objectives will help determine which properties, locations and tenancies best fit your needs.

Invest time in research. Examine property values and market trends in different regions. Coastal hotspots like Amalfi and Tuscany carry prestige, but may yield modest returns compared to lesser-known inland towns. Speak to a local estate agent or attend virtual events like those hosted by Your Overseas Home to stay informed.

Financial planning is equally important. Identify all potential expenses — not just the purchase price, but notary fees, taxes, maintenance and property management. A specialist financial adviser can help you build a realistic budget and financing plan, including currency strategy if purchasing from abroad.

Diversify wisely. Rather than putting all your funds into one glamorous flat in Venice, consider a mix of urban and rural properties that react differently to market changes. Review each investment annually and stay flexible, adjusting your approach based on changes in regional legislation or rental demand.

Understanding Italy’s property market

Italy’s property market remains stable in 2025, despite economic shifts and ongoing debates around rental regulation. Buyer appetite remains strong in areas where lifestyle appeal is high, infrastructure is reliable and value for money is still possible.

Interest rates across Europe remain moderate, following the 2023–2024 hikes that affected borrowing costs. While mortgage rates in Italy are lower than in many neighbouring countries, affordability rules remain strict. As an overseas investor, you’ll typically need a deposit between 25–30%, depending on your residency status and lender.

Government restrictions on short-term lettings continue to evolve in cities like Florence, Bologna and Milan, where housing pressures have led to caps on Airbnb-style lets. Each comune (municipality) has its own rules, so legal advice is essential before choosing a location for a short-let investment.

Despite this, regional towns and rural homes in areas like Le Marche or Umbria have gained popularity. Buyers include retirees, digital nomads and holiday-home seekers who want authentic experiences without the price tag of Tuscany or Lake Como. Smart investors are following the flow.

Rental yields and demand trends

Return on investment in Italy depends heavily on location, rental model and property type. In 2025, average gross rental yields nationwide are estimated at 5.4% according to Global Property Guide, though this varies significantly.

Short-term holiday rentals remain strong in hotspots like Rome, Venice and coastal Sicily. These higher yields must be balanced with stricter regulation, seasonal demand and intensive management needs. In contrast, long-term rentals offer stability and lower turnover, especially in cities with large student populations like Bologna or Florence.

The pandemic’s legacy reshaped buyer preferences. Properties with outdoor space or a dedicated home office are especially prized – whether by holidaymakers or remote workers. Investors who choose properties with these features often see better occupancy rates and reviews.

For non-resident landlords, understanding operational costs is vital. Consider cleaning, taxes, insurance and maintenance. Court costs add risk in markets with longer eviction processes for non-paying tenants, such as Italy. To reduce vacancy, high standards and quick responses make all the difference. And don’t ignore your online presence – reviews matter.

Legal considerations for investors

Though the Italian property-buying process is well regulated, it can be time-consuming. Italian bureaucracy has a reputation for slowness and complication, particularly if you’re unfamiliar with the system. Having an experienced property lawyer can reduce stress and prevent costly mistakes.

Your first step as a buyer is to get a Codice Fiscale – your Italian tax identification number, required to conduct any legal or financial transaction. This is free and can be easily obtained through the Agenzia delle Entrate or your local consulate.

There are different types of property ownership to be aware of, including outright freehold and cooperative structures typical of apartment blocks. Make sure your lawyer performs full due diligence, checking for debts, unpaid taxes or planning issues.

Prepare to negotiate! (columbo.photog / Shutterstock.com)

If planning to secure a mortgage through an Italian bank, non-residents often face more stringent lending criteria. Consult a bilingual mortgage broker early in your process to understand your borrowing capability based on income and nationality.

Finally, talk to a specialist on inheritance law. Italy’s forced heirship rules can complicate plans if you’re buying jointly or holding assets abroad. Structures such as an Italian property-holding company (like an SCI or SRL) may offer strategic advantages – but only if set up with professional advice.

What to know about renting out your property

Letting property in Italy can be a great source of income, but comes with strict rules that vary depending on rental length and property use. For short lets (less than 30 consecutive days), there is no official lease contract required, but you must still report to the local tax authority and police portal.

If you list on platforms like Airbnb, they will usually withhold a portion of income tax – typically 21% under the cedolare secca flat-tax regime. This tax scheme simplifies reporting, making it popular with international landlords. However, local rules in your region may also apply – so legal advice is invaluable.

For rental contracts longer than 30 days, landlords are required to formally register the tenancy agreement with the Agenzia delle Entrate. You’ll also pay registration tax unless covered under the flat tax. This registration protects both parties and can help legally enforce the contract if needed.

Landlords must also log all guest stays in the Italian police portal (Alloggiati Web). Registration within 24 hours of a guest’s arrival is compulsory, with specific rules for shorter stays. Delays or failure to report can result in fines, so make sure this is handled correctly – whether by you or your property manager.

Managing your Italian property from abroad

Owning an Italian property from overseas can be joyful – but it needs good management. Whether you’re planning to rent it out or just keep it ready for your next visit, having a local plan in place is the difference between a stress-free escape and a troublesome chore.

For long lets, you might handle things yourself with the help of a trusted neighbour or friend. But for short-term rentals or multiple homes, a professional property management company is usually worth the investment. These services typically handle tenant screening, check-ins, cleaning, emergency repairs and maintenance – all the things you don’t want to do from 1,000 miles away.

Fees range from 15% to 30% of rental income, depending on the services included. Some firms offer everything from online listing management to welcome packs and utility payments. While these fees may seem steep, they are often offset by maximised occupancy, higher rental income and saved time.

If you’re managing the property remotely yourself, smart tools like automated key safes, smart thermostats and guest messaging apps can help – but only if you have reliable tradespeople for emergencies.

Before choosing an agent or manager, get personal recommendations and interview them carefully. A good manager will be proactive, not reactive – keeping your guests happy and your investment on track.

Ready to begin your property journey?

Investing in Italian property isn’t only about money – it’s about building a lifestyle that brings value and joy. Whether you’re retiring in a sun-soaked village or diversifying your investments, Italy rewards those who do their homework.

Start by downloading the free Italy buying guide from Your Overseas Home or speak to one of our expert property consultants. With the right support, your Italian dream is closer than you think.

The post Property investment in Italy – a complete guide for foreign buyers appeared first on Your Overseas Home.

Road signs warning you to be vigilant of wandering bears quickly confirm Abruzzo’s mountainous interior as one of Europe’s few remaining wildernesses. Considered the centrepiece of Italy’s Apennine Mountains and home to the highest peaks along the 1,200-km range, nearly half of the region is protected as a national park or nature reserve. That’s more than any other administrative region on the continent.

In the shadow of its towering massifs, medieval stone villages sit atop wooded peaks or in lush valleys carpeted in a patchwork of olive groves and vineyards (this is Montepulciano wine territory).

It’s in these communities that the more adventurous British, American and other foreign settlers can snap up village homes and apartments for a snip of the price of other Italian regions.

But why buy property in Abruzzo? These are traditional communities where English is barely spoken, with a slow-paced lifestyle that’s both healthy and affordable. It has easy access to rolling hills, mountains, lakes and beautiful forests, with all the outdoor activities that come with them, including hiking, climbing and skiing.

On the road in affordable Abruzzo, images by Richard Way

Abruzzo’s easy access

Abruzzo’s mountain wilderness is the amalgamation of its three national parks. The first is Abruzzo, Lazio and Molise National Park. Then you have the Gran Sasso and Monti della Laga National Park and finally the Maiella (Majella) National Park. Not forgetting the Sirente-Velino Regional Park. Together they span large sections of the region’s four provinces, namely L’Aquila, Pescara, Teramo and Chieti.

Reaching the heart of the parks is surprisingly easy, thanks to motorways that even in high season are not busy. A centrally located town such as Sulmona, which is within Maiella National Park, is only around an hour from Abruzzo Airport in the city of Pescara on Italy’s Adriatic coast. Or in the other direction, Rome’s Ciampino Airport and larger Fiumicino Airport are 1 hour 45 mins around 2 hours 15 mins away respectively.

Wildlife wonders

Few countries in Europe have wild bear populations. But thanks to Abruzzo, Italy is one of them. There are an estimated 50 Marsican bears roaming the national parks and they’ve become an emblem for the region.

In recent years, they’ve known to wander into villages in and around the Abruzzo, Lazio and Molise National Park. The guide on our rafting trip had videos of them in her local village around Scontrone. Just to make an amble in the woods even more exciting, Abruzzo’s wilderness is also home to wild wolf, lynx, boar and eagles.

So can you feel safe taking your beloved pooch for a walk in the woods? Yes, the bears will be more frightened of you and them, but keep your dog on a lead if there are bears around.

Affordable Abruzzo homes

Compared to Italy’s internationally renowned hot spots, like Tuscany, Umbria, the Amalfi Coast and increasingly fashionable Puglia, buyers seeking a traditional property with a small price tag are spoilt for choice here.

Abruzzo qualifies for Italy’s special tax scheme which allows retirees from abroad to pay a flat 7% tax on overseas income and pensions

Geographically it is central Italy, but in terms of culture, economy and history Abruzzo is considered a southern region, which are historically poorer than the northern regions and which has helped keep values and demand low. It also means Abruzzo qualifies for Italy’s special tax scheme which applies only in southern regions and entitles pensioners arriving from abroad who move to small communities to pay a flat 7% tax on overseas income and pensions.

Check out some affordable property for sale in Abruzzo.

Like much of Italy, many of Abruzzo’s inland villages are affected by depopulation and abandoned properties. Local councils are keen to attract people back to them, with some like Penne or Pratola Peligna offering old houses in need of restoration for sale for one euro, within schemes that require the new owner to complete a restoration.

More generally, old village homes can be purchased for less than €50,000. Stretching your budget towards the €100,000 mark or a little more will mean more choice and a better condition property. Here are some my pick of villages and towns within Abruzzo’s mountain wilderness.

5 recommended locations to buy in Abruzzo

Sulmona – a lively and historic hub

Anyone looking for affordable Abruzzo homes could base themselves in historic Sulmona. It sits a plain close to the Maiella massif and is a fortified town where narrow shady streets lead to its beating heart, the Piazza Garibalidi. This huge square with a fountain in the middle is lined with majestic Baroque buildings and at one end is crossed by a medieval aqueduct.

The perfect place to hang out with a gelato or sit and enjoy an espresso, it’s used for the town’s twice weekly market and festivals throughout the year. Newer suburbs outside the old walls are home to modern low blocks of flats that are walkable to the centre.

Well amenitised and with excellent restaurants, it’s suitable for year-round living with schools, a hospital and sports centre with outdoor pool open during the summer.

Sulmona, famous for almond ‘confetti’ and being the birthplace of Roman poet Ovid, is ideally placed for quick access to the Abruzzo and Maiella national parks and Sirente-Velino regional park. Within five minutes of leaving the town limits, you can be winding around mountain roads.
Typical prices range from €50,000-€100,000 for a small apartment, €90,000-€150,000 for larger, more modern apartments and from €180,000 for modern villa or house.

Pacentro – a scenic village surrounded by nature

A scenic 10-15 minute drive out of Sulmona and up into the foothills of the Maiella National Park takes you to Pacentro. Ranked as one of Italy’s most beautiful villages in the annual “Borgo dei Borghi” contest, its wiggly maze of streets, old town houses and stone churches is crowned by a medieval castle.

Pacentro in the snow – a more affordable ski home in Abruzzo

It’s known for its abundant spring water and has links to one of the world’s most famous pop icons – Madonna’s paternal grandparents hail from there. There were of signs of regeneration with a number of the houses undergoing restoration.

Its location allows you to enjoy an authentic mountain village lifestyle with the convenience of Sulmona’s amenities being an easy drive away. Just beware the snowy roads in the winter. There are apartments and character homes in varying conditions from under €100,000.

Scanno – a picturesque village with lake

Another one of Italy’s most beautiful villages, Scanno’s position at the end of the Sagittarius Gorge, surrounded by forested peaks and above a lake adds to its magic. It’s a hub for trekking in the surrounding mountains and is also an area known for bear sightings. The lake – shaped in a heart – has small beaches for swimming and amenities around it.

The nearest town is Sulmona around 45 minutes’ drive. Older stone character homes range from €50,000 to €150,000. Larger, more modern houses and apartments with views go from €150,000 to €280,000.

Scanno, by the lake

Barrea – secret lake resort!

An undiscovered gem tucked away in the Abruzzo, Lazio and Molise National Park, Barrea is a medieval town situated on a spur on the edge of the stunning Lake Barrea.
The town’s elevated position mean that at the end of its labyrinthine stone streets and squares you’re treated to viewpoints overlooking the lake below.

The (man-made) lake puts nature first – it attracts plenty of wildlife, but swimming is allowed and there is a beach with sunbeds and pedalos. It’s another great hub for excursions into the surrounding mountains. Typical price range from €80,000-€150,000, but more for larger homes with the best views.

Pescocostanzo – a ‘chocolate box’ ski village

In the winter month’s this majestic stone village becomes one of Abruzzo’s key ski resorts, along with nearby Roccaraso. It’s within the Maiella National Park and has a number of high peaks on its doorstep, so is an equally fun place to be without the snow.

Officially another of Italy’s most beautiful villages – the castle, preserved stone buildings and famous metalwork artisans add to its charm. Lots of well equipped apartments in the €150,000-€250,000 range here, appealing to the ski market.

The post Affordable Abruzzo homes – the pick of its village properties appeared first on Your Overseas Home.

And in 2025, there’s even more to look forward to, from new cultural attractions and flight routes to major celebrations, safety updates and a booming holiday rental season.

• Entertainment in Italy this summer
• Extra tourism during Italy’s Jubilee year
• What happens in August? Italians go on holiday
• A longer summer season — and more flight routes
• New UNESCO site in Sardinia
• A bridge to Sicily: Approved at last
• Stricter pool safety rules on the horizon
• The Italian property outlook – Summer 2025
• If you lived here this summer…

Entertainment in Italy this summer

Italy’s summer lifestyle is all about open-air culture, whether impromptu concerts in village squares to international music festivals headlined by the world’s biggest names. And all with guaranteed good weather too, by the sea, in the countryside or in the mountains.

A time to celebrate, summer in Italy

This year, stars like Justin Timberlake, Dua Lipa, Drake and Bruce Springsteen are lighting up venues across the country:

• Roma Summer Fest (June to September) at the Auditorium Parco della Musica, Rome

• Unipol Forum in Milan

• Lucca Summer Festival

• Arena di Verona open-air concerts

Beyond the big names, many towns put on free evening concerts, street performances and food festivals (sagras). Some, like the medieval Palio in Oria, Puglia, transform sleepy villages into buzzing cultural hotspots that draw thousands of visitors.

If you lived here, your weekends would be booked with village fairs, folk dancing and long dinners under string lights.

Extra tourism during Italy’s Jubilee year

The Catholic Church’s Jubilee Year – held once every 25 years – is bringing record numbers of visitors to Italy. While Rome and the Vatican are at the centre of the pilgrimage, other regions like Umbria and Le Marche have seen visitor numbers increase by more than 30% compared to 2024 (source: ENIT).

Top religious and cultural attractions include:

• The Basilica of St. Francis in Assisi, Umbria

• The cave churches and rock-cut frescoes of Matera, Basilicata

• The Holy Shroud in Turin, Piedmont

• The Basilica of St. Nicholas in Bari, Puglia

• The Loreto Basilica in Le Marche – said to house part of Mary’s home from Nazareth

This boost in tourism is great news for property owners and holiday rental investors in spiritual or heritage-rich areas.

See a selection of properties for sale in Umbria. 

What happens in August? Italians go on holiday

August is Italy’s national break, and for many, it’s sacred. It is an important time to spend with family. Those that have moved to the cities for work like to escape the heat and visit family in other parts of the country, or take a holiday by the sea or in the mountains. Smaller towns and seaside resorts become the social heart of Italy

The key holiday is Ferragosto (15 August), a tradition that stretches back to Emperor Augustus, who first introduced it as Feriae Augusti in 18 BC. Estate agents and builders often pause work during this period, and property vendors will suspend viewings. Don’t even try contacting an Italian when they are enjoying time with the three Fs – food, Ferragosto and family. Summer in Italy is for resting and enjoying yourself.

If you’re in Italy in August, expect a slower pace and take the chance to embrace the lifestyle — food, Ferragosto, and family.

A longer summer season — and more flight routes

Summer tourism is stretching beyond August, with many visitors now choosing spring and autumn for their trips — taking advantage of milder weather and fewer crowds.

According to ENIT, international arrivals increased by 4.5% from March to May 2025 compared to the same period in 2024.

New UK–Italy routes (British Airways):

• Heathrow → Rimini

• Gatwick → Salerno

• London City → Olbia (Sardinia)

New US–Italy flight routes in 2025 include:

• New York JFK → Catania (Delta)

• New York JFK → Bari (Neos)

• Boston → Catania (Delta)

• Philadelphia → Milan (American)

• Newark → Palermo (United)

• Dallas → Venice (American)

Regions with extended rental seasons – like Puglia and areas near cities of art and culture – are increasingly popular with holiday home buyers who want to maximise  their stay or rental income from April to November.

New UNESCO site in Sardinia

Italy added a new UNESCO World Heritage site this year – the Domus de Janas, ancient tombs carved into rock and scattered across Sardinia.

Italy now has 61 UNESCO sites, the most of any country in the world.

According to Isnart, one in four tourists visit a UNESCO site during their stay in Italy; a strong reason to consider buying near culturally significant areas.

A bridge to Sicily: Approved at last

On 6 August, the Italian government gave final approval to construct a €13.5 billion suspension bridge linking Villa San Giovanni (Calabria) to Messina (Sicily).

The Strait of Messina

Once complete (projected for 2033), it will be:

• The longest suspension bridge in the world

• Open to cars and trains

• Just 20 minutes from Reggio Calabria Airport

• A major boost for property values and tourism in north-eastern Sicily

Construction is set to begin in 2026. Investors looking for long-term opportunities may want to explore property in the Messina province, while prices are still competitive.

Stricter pool safety rules on the horizon

New safety legislation is being proposed to reduce drowning incidents, particularly among children.

For private and public pools, the proposed requirements include:

• A barrier or fence around the pool

• A first aid kit and life belt every 100m²

• Safety grates on suction pumps

• A rigid pool cover when not in use

• Local authority permissions for new installations

While the bill is still under review, these changes would bring Italy in line with other EU countries and are worth considering if you’re buying or building a property with a pool.

The Italian property outlook – Summer 2025

According to the Italian Housing Market Survey (Banca d’Italia):

• Prices rose in June and July 2025

• Demand from foreign buyers remains strong

• Fewer properties came to market over summer, but more listings are expected after Ferragosto

• Some cities saw international purchases double in H1 2025

Luxury properties are especially in demand, partly due to Italy’s flat tax scheme for new residents: a fixed €200,000 per year on foreign income, for up to 15 years.

Buyers today are seeking:

• Energy-efficient properties (Class E by 2030, Class D by 2033)

• Renovated homes with modern amenities and fast internet

• Sustainability features and strong energy ratings

• Character homes with low-maintenance upgrades

If you lived here this summer…

You’d know which piazzas have the best gelato at night. You’d walk home from free concerts under a lavender sky. You’d pick up sun-warmed tomatoes from the market and chat with your neighbour about the best beach near Bari.

You wouldn’t be visiting Italy, you’d be living it.

The post What’s up in Italy this summer appeared first on Your Overseas Home.

Once you have your own kitchen in Italy, you’ll be able to cook like a local and have friends round for dinner on the terrace. With fresh seasonal vegetables grown locally and some tips from an Italian grandmother (nonna), you can’t go wrong. I suspect that many an Italian Chef developed their love of cooking in the kitchen of their nonna.

Some of the most well-known chefs in the world admit to being greatly influenced by the incredible authentic flavours of Italian home cooking: Antonio Carluccio, Angela Hartnett and Lidia Bastianich, to name just a few. They have all learnt that by letting the natural flavours of fresh ingredients take centre stage, a few simple cooking techniques can create dishes that are heaven on the tongue.

That Italian passion for food

Even TV programmes, such as Stanley Tucci’s Searching for Italy, inevitably see the presenter end up in an Italian kitchen. And the cook will always talk with such passion and enthusiasm for the food they create, proud of their culinary heritage and the recipes handed down to them.

One quote from Stanley Tucci’s book is: “Perhaps the most precious heirlooms are family recipes. Like a physical heirloom, they remind us from whom and where we came and give others, in a bite, the story of another people from another place and another time.”

Regional specialities

When I lived in England, I struggled to name any regional dishes. Yorkshire pudding and Cornish pasties were about it. In Italy, cultural heritage is important and traditional crafts, dances, music, farming methods and recipes are handed down from generation to generation.

In Piedmont they have the gran bollito misto, a dish of five cuts of meat and three sauces, which used to be served in the royal palaces. In Bergamo, in the Lombardy region, there is an egg pasta called casoncelli, which is a filled with veal and cheese, with butter, Grana Padano, sage and bacon. And, if you enjoy the occasional steak, you have to try bistecca alla Fiorentina, the famous dish of Tuscany.

Some of Italy’s most popular dishes come from the Lazio region. These include pasta alla Carbonara and pasta cacio e pepe. Another tasty dish, once cooked by peasants in Lazio, is the gnocchi alla Romana. This type of gnocchi is large disc shaped dumplings, prepared with a mixture of semolina, eggs, milk, butter and parmesan and baked in the oven until crispy. While in the neighbouring Campania region there is of course the world-famous Pizza Napoletana.

Cucina povera

Many so-called “peasant dishes” are now finding their way into the kitchens of top chefs. Known as cucina povera, which translates to “poor kitchen”, this style of cooking demonstrates how with a few simple ingredients you can still create a flavourful meal.

Italian dessert

In Tuscany, a traditional cucina povera dessert is castagnaccio, which translates to “chestnut cake”. Made with chestnut flour, its only sweetness are a few raisins. The most famous sweet dessert made in homes across Italy is the light and creamy tiramisu, which originated in Friuli-Venezia Giulia. And with a tub of mascarpone in the fridge, there are endless cheesecake recipes to try.

From land to table

In the early hours of the morning, you will see people tending their plots of land on the outskirts of town, before meeting up with friends in the piazza. It’s quite common to live in a town apartment and also have a plot of land in the countryside. It gives you the convenience of town amenities, while being able to ride your bike out to your countryside plot, where you might grow olive trees, grapevines, vegetables, fruit and nut trees. Nothing beats the taste of food you have grown yourself. Even if you only have a little outdoor space, you can grow herbs, tomatoes and chillies.

What do Italian families cook?

Most visitors to Italy will have eaten at restaurants serving local specialities. But have you ever wondered what an Italian family typically cooks at home? While breakfast might be a quick coffee and a biscuit, or milk for the children, lunch is usually the main meal of the day. In many areas three or four generations of a family will live close by, and when both parents work, it’s often grandma that prepares lunch (pranzo) for the family.

A typical family lunch

It’s not uncommon for Italians to have pasta for lunch every day

Often, families will sit down together at the table to eat lunch and talk. Meals need to be easy to dish up to a number of people of various ages. This is why pasta dishes, soups and risotto make a good first course (primo) or in the warmer months cured meats and cheeses. The main course (secondo) is usually meat or fish with a side dish (contorno) of vegetables or salad. Typical vegetables include zucchini, carrots, broccoli, spinach, cauliflower and peppers. The meat and pasta are often eaten without sauce or it is very light, maybe some passata or olive oil and a bit of grated parmesan. Finally, they might have some fruit or gelato.

Grilled vegetables

Fruit and vegetables are an important part of the meal, and it is preferable to serve whatever is in season in the area you live. How it is cooked will also depend on the season. In summer, try cutting circular slices of aubergine/eggplant (melanzana in Italian) and long slices of courgette (zucchini). Add some salt and leave for five minutes, then pat with kitchen roll to absorb the water. Then just pop them on the grill or griddle pan, which will leave grill lines on the vegetables.

To serve, you can simply trickle extra virgin olive oil over them with a little garlic and a sprinkling of parsley. They can be served as a side dish, or appetiser. They are also wonderful with crusty Italian bread or bruschetta; a dry crusty bread grilled and then drizzled with olive oil and a sprinkling of salt.

Bruschetta

Another, popular way to serve bruschetta is to rub garlic into warm bread, drizzle with olive oil, season with salt and top with chopped tomatoes and basil. Other toppings are also used, depending on the region and what is available. In Piedmont it might be anchovies and in Umbria they spread their bruschetta with black truffle pâté.

Pasta every day

My Italian friends have pasta every day for lunch. According to Statista this is very common, with Italian “citizens consuming an average of 23 kilograms of pasta per year”. As durum wheat is mostly grown in the southern regions, particularly Puglia, a home here is never without pasta in the cupboard. And it is so quick to cook.

Orecchiette pasta

Orecchiette is the most iconic pasta shape in Puglia. Shaped like “little ears” or earlobes, they hold a sauce well. To cook, you just boil the water first, then add the salt and finally add the pasta and cook al dente. Fresh orecchiette takes about five to seven minutes to cook and will float to the surface when ready. Fresh pasta has a smoother texture than dried, which works well with light sauces like pesto and carbonara.

Traditional dish of Puglia

Orecchiette with cime di rapa is the signature dish of the Puglia region. The English translation of cime di rapa is “turnip tops”, but it isn’t the same thing; it has large edible leaves and stems with buds, similar to small broccoli florets. But it isn’t broccoli either. When you visit an Italian market, there are several fruits and vegetable varieties you might not have seen before.

There are slight variations on how to cook cime di rapa, but basically, you take most of the leaves and flowers off and cook them in the same water as the fresh orecchiette. Put olive oil and a little garlic in a large frying pan and melt a few anchovies in it. Add the rest of the greens to the pan and cook down. You can also add a little tomato paste and red chili. Then transfer the pasta and cime di rapa to the frying pan and finish cooking until it is nice and soft. Finally ask an Italian friend to taste-test it. When your cooking receives an enthusiastic “buono”, with a rotating point to the cheek, you know you’ve cracked it.

“When your cooking receives an enthusiastic “buono”, with a rotating point to the cheek, you know you’ve cracked it”.

Pasta shapes

Each region has its own pasta shapes. Across the country, there are over 350 different shapes, and each area will have its own way of serving them. Large supermarkets dedicate a whole aisle to just pasta. However, that is dried pasta. You can also buy fresh pasta and some people still make their own. If you’ve never made it before, you can usually find a fun class to learn how or get together some friends and just have a go. There is a great YouTube channel called “Pasta Grannies”, that finds real grannies across Italy and films them making pasta and cooking their favourite recipes.

Buy fresh and local

We are all familiar with the fact that the Mediterranean diet is rich in fruits, vegetables, grains, extra virgin olive oil and a moderate consumption of fish and meat. To buy all these ingredients at their freshest, head to a local farm shop or street market. Some farms also have a small shop in the town, and you can still see farmers stopping at the side of the road, selling what they have picked that day.

Our local street market sells all the ingredients for a Mediterranean diet, plus cheese, focaccia and snails. The farmers association, Coldiretti, also organises farmers markets across the country, which allows local farmers to sell direct to the customer. In Italy, buying locally is referred to as “zero-kilometre”. You can find your nearest farmers’ market on the Coldiretti Campagna Amica website.

Slow food

Another initiative to encourage people to buy local is the Slow Food Movement. Founded in Italy in 1986, it was prompted by the increasing amount of fast food. The aim of the movement is to preserve and celebrate local culinary traditions and sustainable food production. The Slow Food Presidia are projects that support and promote locally grown food products and the traditional methods of production.

Food products facing extinction

While supermarkets do stock local products, they also sell mass produced food at a cheaper price, which is very tempting to customers who are careful about how much they spend. Global warming is also affecting crops. The consequence of this is that some speciality food products made in the traditional way are at risk of becoming extinct. Such as the Alta Baronia sheep cheese produced by just a few families in Sardinia.

My local town hosted a Slow Food event a few weeks ago. As well as local producers having stands selling honey, passata, pasta and vegetables in jars, there were informative cooking demonstrations. Local chefs showed us how to cook dishes using seasonal vegetables. All the cooking was done in a frying pan, as is common over the summer months in southern Italy. When the temperature is around 35C (95F) you don’t want an oven heating up your kitchen. Ideally you want a house with a summer kitchen outside.

Local towns often host Slow Food events

Celebration food

When you own a property in Italy, not only are there local recipes to try out, but there are also special dishes Italians cook for particular occasions. For example, on New Year’s Eve you could make traditional cotechino served on a bed of lentils.

For the meaty flavour, you slow cook spicy cotechino sausages and throw in some bay leaves from the garden to get the aroma wafting around the house. The lentils are then cooked in onion, carrot and celery, with some herbs such as rosemary. You can add some passata, vegetable stock and seasoning to taste. The lentils symbolise prosperity and the cotechino represent abundance and good fortune.

A Sagra

When a fruit or vegetable is in season, look out for a “sagra”, which is a festival celebrating typical products, fruit, vegetables and dishes of an area. At these events, they usually offer tastings and demonstrate how to use it in your cooking.

Drying and storing

When a fruit or vegetable isn’t in season, you can stock up your larder with various vegetables stored in jars and fruit that has been dried in the sun, such as jars of tomatoes, passata and dried figs with an almond in the centre. Beans, lentils and nuts are another staple of the Italian diet and appear in many dry stock cupboards. If you buy an old Italian farmhouse, you may even find the nails that tomatoes once hung from.

Nonna’s cooking tips

To cook like a local in Italy, simply ask a nonna living in your area what she likes to cook. Here are some top tips from a nonna:

1. Use fresh ingredients that are in season, such as tomatoes, basil, garlic and extra virgin olive oil.
2. Make a good soffritto. This is typically onion, carrot and celery, finely chopped and cooked slowly over a low heat in olive oil or butter. This releases the flavours, without browning or caramelising. A soffritto is the base for many sauces, soups and stews, but isn’t liquid like a stock.
3. Simmer sauces for hours to get a full flavour.
4. Grow some herbs to add flavour to your dishes. Basil is used a lot in Italian dishes. Rosemary, sage, thyme and oregano also grow well in an Italian garden.
5. Taste-test and add more seasoning as needed throughout cooking.
6. Add your pasta to boiling water that has salt in it. Don’t rinse it after cooking and save some of the pasta water to use in the sauce. The starch in the water helps to thicken the sauce and combine the ingredients.
7. Buy the best Italian cheese you can afford from a block. The most used are Parmigiano-Reggiano, Pecorino Romano, and fresh mozzarella.

Your kitchen in Italy

Whether you are buying a holiday apartment or a countryside house, you may be surprised how small some of the kitchens are. Yet, the Italians still somehow manage to create amazing dishes out of them! The demonstration chef I saw in town just had a table in the piazza.

More space is generally given to the dining area, so that the cook’s food can be enjoyed by family and friends. If you need a bigger kitchen, you may be able to reposition it to the end of a large dining room.  If you have space outside, an outdoor kitchen is also a great addition in the summer months, as it allows you to socialise with your guests while they sit out on the terrace. We grow herbs and cherry tomatoes right next to our barbecue area. Our sage and rosemary plants are huge, and you can’t get tomatoes any fresher than that!

You might also like:

• How to cook like a local in Greece 
• Your home from home in Puglia, Italy
• Two homes, one boat, a dog and a lot of unexpected bureaucracy

The post How to cook like a local in Italy appeared first on Your Overseas Home.

Our reader and her husband love Tuscany, both the rolling hills of its centre and the sun-dappled beauty of its coast. So much so that they bought properties in both areas. “The scenery is ridiculous. You just pinch yourself”, she says.

But if she was doing it all again there are certainly things she would do differently.

The couple arrived in Italy from the UK two years ago with their dog Bella, their boat and a lot of love for the country.

“We moved because of Brexit,” she explains. “We’d retired and suddenly because of the 90-day rule we couldn’t stay as long in Europe as we wanted. My husband was furious. So, we up and left.”

They wanted to live in central Tuscany and bought a property in the Val d’Orcia, near Siena. “Siena is so beautiful and really on the doorstep. We can see its towers from the house.”

“Siena is so beautiful. We can see its towers from the house.”

But because of their love of sailing they also bought a home one on the southern Tuscan coast “It was a complete surprise to me, she says, there are pine forests all along the coast, so it’s all very lovely and it has quite a nice sandy beach.”

Navigating tax traps and inheritance laws

But as idyllic as it all is, our reader admits that they didn’t think important elements through or get the best advice.

The couple recently sold their  property near the sea, but: “We hadn’t realised the consequences of selling a ‘non-primary’ home within five years,” she says. “We’re having to pay capital gains, even though we didn’t make any.”

The reason? Renovation expenses only count if the invoices are in your name. “We bought jointly, but my husband was still earning some UK  income and paid for the work, all in his name. So he can deduct it and I can’t. If we’d been able to share the expenses, there would have been no gain overall. With deductions, the first check that the tax authority make is whose name the invoices are in.”

The result was an additional tax bill of around €60,000. “With better advice, we could have avoided it.”

The result was an additional tax bill of around €60,000. “With better advice, we could have avoided it.”

It is incredibly important to find the right local tax adviser who can help you anticipate tax issues and who is versed in the UK regime to help you understand the differences.  Overall you will pay more tax in Italy, including a worldwide wealth tax

Another issue is inheritance and Italy’s forced heirship laws. As they are a second-marriage couple, if something happened to her husband the property would have to be divided between any children, and the wife is left with a share in her home. They eventually found a legal workaround using EU law, allowing them to apply English inheritance rules, but only after, as our reader puts it, “a lot of notaries, a lot of lawyers and a lot of stress.”

This was an example of a very different culture between the UK and many European countries: “Our agent didn’t think to explain the issue and we didn’t even think of asking. No one was ‘at fault’ it was just another pitfall of moving.”

Checking before buying

The couple have had an interesting problem: a swimming pool that’s too big. “It should only have been a certain size according to the planning consent, as it would be in the UK,” says our reader. “When we asked the previous owners why it was built so big they said, ‘Well, it cost the same to build it big, so why not?’”.

“You fall in love with a property, but you need to check everything. What’s legal and what isn’t. You tend to think, ‘Oh well, we’ll keep it forever so it won’t matter.’ So, it’s probably something that needs to be a bit further up the list that people think about.” Our reader realises that although they found out about the issue as the purchase process was underway they should have asked about any defects before visiting any of the properties

Boats, wine and removal vans

When moving possessions to Italy you have to get the timing right, says our reader: “We didn’t know that if you bring in your belongings before you get residency, you have to pay duty on them”. If you have valuable art, a wine collection and other wealth, that can prove expensive.

Tuscany’s coast, Porto Ercole

“We had artwork, so we had to pay duty on that. And wine – don’t get me started,” she laughs. My husband spent two months cataloguing every bottle in his extensive collection – much of it bought in Italy in the first place. “We paid about €8 per bottle in duty. And no, you don’t get that back.”

Even their dog, needed paperwork. “You need residency before you can get a pet passport.” But then she is now free to travel wherever she wants unlike the days of Hard Brexit!

Finding a removal company who could carry out the move was also surprisingly hard and incredibly expensive.  Its worth anyone contemplating a move to Europe to check these costs before getting too far down the track

More or less the same rules on the payment of duty when moving apply for returnees. Of course there is no residency test but it seems hoops have to be gone through with HMRC to return goods without paying duty

But some big savings too…

One well-timed decision saved them a substantial sum. “As soon as we agreed the price of the house, we took out a forward contract to protect the exchange rate,”. That was just before the UK’s Liz Truss ‘mini-budget’ when the pound to euro rate sank overnight. “The house price was €3 million. We fixed the rate at at about €1.20 and it went down to about €1.12. So had we not protected it, it would have been quite potentially more expensive. We were lucky – that contract paid off.”

Things got easier when our reader’s Italian citizenship came through. “Suddenly, healthcare was free – for both of us. And with an ID card, everything runs much smoother. Your tax code links to your health card, pharmacy purchases, even vet bills. The Tuscan authorities are incredibly helpful. They even gave us a refund when we overpaid.”

She has only praise for the Italian health service too: “It’s all very efficient. We keep getting screening appointments to do this, that and the other just as we would in the UK.”

Less good is the car insurance: “Our Fiat Panda costs €900 a year and my husband’s German car is €3,000. And there are very few comparison websites, so you can’t shop around.” So maybe we shouldn’t be too envious when a Lamborghini overtakes us on the autostrada – they’re paying a fortune for the privilege.

It looks nice, but what is the insurance costing? (Brandon Woyshnis / Shutterstock.com)

Bureaucracy vs beauty

Despite the paperwork our reader says life in Italy has its rewards. “The scenery is ridiculous. You just pinch yourself. I drive through vineyards to get to the coast.” “The third best supermarket” as it is listed puts Waitrose to shame, they only sell in-season produce and it all, with the exception of bananas, comes from somewhere in Italy, or where possible Tuscany”

Their boat opens up a whole other side of the country. “We’ve sailed around Elba, Corsica, Sardinia, the Amalfi Coast, Ischia, Capri. The Tuscan Archipelago is stunning.”

One of her favourite memories involves the dog. “She’s an English beach loving dog, used to stormy seas. The first time she jumped off the tender into the crystal-clear water, she froze mid-air, paddling like mad — she had no idea how deep it was because it was so clear.”

Final reflections

Would she do it again? Probably. But with more comprehensive advice, more items being added to the checklist!.

Still, the sea is clear, the hills are beautiful, the food quality very high and everywhere is very dog friendly she says. The dog loves being spoken to in Italian!

The post Two homes, one boat, a dog and a lot of unexpected bureaucracy appeared first on Your Overseas Home.