Why Buy in the Colli Euganei?
The Euganean Hills are one of Italy's best-kept secrets: volcanic hills rising from the Venetian plain, medieval villages, thermal springs, and vineyards producing DOC wines — all just 30 minutes from Venice and 20 from Padua.
Unlike Tuscany or Lake Como, property prices here remain remarkably accessible. A restored farmhouse with land that would cost €1.5M in Chianti can be found here for a fraction of the price — with arguably better infrastructure, connectivity, and quality of life.
Strategic location: Venice Marco Polo airport (45 min), Verona (1h), Milan (2h), Austrian border (2.5h). Direct motorway and high-speed rail connections.
The Buying Process — Step by Step
Codice Fiscale (Tax ID Number)
Every buyer needs an Italian tax identification number. It's free and can be obtained at any Italian consulate abroad or at the local Agenzia delle Entrate office. We can assist you with this process remotely before you arrive.
Property Search & Viewing
Browse our curated selection online, then visit in person. We offer guided tours of the Colli Euganei area, combining property viewings with the experience of the territory — vineyards, villages, thermal springs.
Proposta d'Acquisto (Purchase Offer)
Once you've found your property, you submit a formal written offer. This is a binding document — if the seller accepts, a deposit (typically €5,000–10,000) confirms your commitment. The offer includes your proposed price, conditions, and timeline.
Compromesso (Preliminary Contract)
Within 30–60 days of acceptance, both parties sign the compromesso (also called contratto preliminare). You pay a deposit of 10–20% of the purchase price (caparra confirmatoria). This contract is legally binding — if you withdraw, you lose the deposit; if the seller withdraws, they must pay double.
Due Diligence
Between the compromesso and the final deed, the notary and your legal advisor verify:
- Clean title (no liens, mortgages, or encumbrances)
- Urban planning compliance (conformità urbanistica)
- Cadastral alignment (conformità catastale)
- Energy performance certificate (APE)
- Any ongoing building permits or planning restrictions
Rogito (Final Deed)
The rogito notarile is the final signing before the notary (notaio). The balance is paid, the deed is signed, and ownership transfers immediately. The notary is a public official — they act on behalf of the State, not either party, ensuring the transaction is legal and fair.
If you cannot be present, you can grant a power of attorney (procura) to a trusted representative.
Timeline: From first viewing to keys in hand, the typical process takes 2–4 months. Some transactions can be completed faster if no mortgage is involved.
Costs & Taxes
Be prepared for the following costs on top of the property price:
| Cost | Amount | Notes |
|---|---|---|
| Registration Tax | 2% – 9% | 2% if prima casa (primary residence), 9% for second homes. Calculated on cadastral value, not purchase price. |
| VAT (IVA) | 4% – 10% | Only for new-build properties purchased from a developer. Replaces registration tax. |
| Notary Fees | €2,000 – €5,000 | Varies by property value and complexity. |
| Agency Commission | 3% + VAT | Standard rate in Italy, paid by the buyer. |
| Cadastral Tax | €50 fixed | Fixed fee for land registry inscription. |
| Mortgage Tax | €50 fixed | Fixed fee if no mortgage is involved. |
Prima Casa benefit: If you declare the property as your primary residence (and move your official residence within 18 months), you pay only 2% registration tax instead of 9% — a substantial saving.
Can Foreigners Buy Property in Italy?
Yes, without restrictions. Citizens of EU countries, the UK, USA, Canada, Australia, and most other nations can freely purchase property in Italy. No residency or visa is required to own property.
Non-EU citizens can also buy, provided there is a reciprocity agreement between Italy and their country of origin — which covers most nations worldwide.
Why La Estense?
We've been here since 1977. Three generations of the same family, working in the same hills. We know every village, every vineyard, every notary. When you buy through us, you're not just getting a property — you're getting a lifetime of local knowledge and relationships.
- 49 years of continuous operation in the Colli Euganei
- Bilingual team — Italian and English
- End-to-end assistance — from Codice Fiscale to renovation permits
- Post-purchase support — utility connections, local contractors, property management
