Buying a Home in Puglia as a Foreigner: Step-by-Step Guide

Puglia is one of the most popular regions in Italy for buyers from abroad: whitewashed towns like Ostuni, trulli, olive groves and two coastlines. Buying here is simpler than many people think, but the process is different from the UK, the US or Northern Europe. This guide explains the steps, the main taxes and what to watch out for. We are a local agency in San Vito dei Normanni, between Ostuni and Brindisi, and we help foreign buyers every year.

Can a foreigner buy property in Italy?

Yes. Citizens of the EU and the EEA can buy just like Italians. Citizens of other countries can buy if their country allows Italians to buy property there (the “reciprocity” rule): this is the case for the UK, the US, Canada and Australia, among others. The notary checks this for you. You do not need to live in Italy to buy.

The buying process, step by step

1. Get an Italian tax code (codice fiscale). It is free and you need it for every contract. You can request it at an Italian consulate abroad or at the Agenzia delle Entrate in Italy with your passport.
2. Viewings and checks. Before you make an offer, make sure the property documents are in order: ownership, cadastral records, building permits and the energy certificate (APE). We will help you collect them.
3. Offer (proposta d’acquisto). A written offer with a deposit. If the seller accepts, it becomes binding for both parties.
4. Preliminary contract (compromesso). It sets the price, the deposit (caparra) and the date of the deed. It is registered with the tax office.
5. Deed at the notary (rogito). The notary is a public official who checks the property, collects the taxes and registers the sale. The deed is in Italian: if you do not speak Italian, an interpreter can translate it for you during the signing.
6. Keys. After the deed the house is yours, and we remain your local contact for anything you need.

Cannot travel to Italy? You can sign through a representative with a power of attorney, made before a notary in your country or at an Italian consulate.

Taxes when you buy

For a home bought from a private seller as a second home (the usual case for non-residents):

• Registration tax: 9% (minimum €1,000), plus mortgage and cadastral taxes of €50 each.
• If you buy as a private individual, the 9% is normally calculated on the cadastral value of the property (the “prezzo-valore” rule), which is often much lower than the price you pay. Ask the notary to apply it.

If you buy from a building company, you pay VAT instead, usually 10% for a second home.

The reduced first-home rate (2%) is only available if you move your residence to the town where the house is within 18 months of the purchase.

On top of the taxes, budget for the notary fee and the agency fee, which is agreed in writing before the offer. Ask us for a written estimate of all costs for the property you like.

After you buy

• Annual property tax (IMU) is due on second homes; the rate is set by each town.
• An Italian bank account is not compulsory, but it makes paying utilities and taxes much easier.
• All payments must be traceable: cash payments of €5,000 or more are not allowed.

Retiring to Puglia: the 7% flat tax

Pensioners who move their tax residence from abroad to a town of up to 30,000 inhabitants in Southern Italy, including Puglia, can choose to pay a flat 7% tax on all their foreign income for up to ten years. You must not have been tax resident in Italy in the previous five years. San Vito dei Normanni and Carovigno, where Riva Marina is, are well below the population limit. The rules are technical: always check your situation with a tax adviser before you move.

Where to buy around Ostuni and Brindisi

• By the sea: villas in the Riva Marina village, a few minutes from the beach. Read our guide to buying in Riva Marina.
• In the countryside: villas with pools, olive groves and land around San Vito dei Normanni and Carovigno.
• In town: period houses and apartments in the historic centres.

See all our properties for sale

Talk to us

Erre Emme Immobiliare – Via S. Giovanni 5, 72019 San Vito dei Normanni (BR), Italy
Phone and WhatsApp: +39 347 607 5945 · This email address is being protected from spambots. You need JavaScript enabled to view it.
We speak English.

This guide is general information, updated November 2026. It is not legal or tax advice: rules can change, so always confirm the details with the notary and a tax adviser.