Yes, Australians can generally buy property in Italy. But Italy applies the principle of reciprocity to non-EU buyers, and Australia currently bans most foreigners from buying established homes in Australia until 30 June 2029. Italian legal opinion differs on whether this affects Australians buying existing homes in Italy. Confirm your position with the notary before signing an offer or paying a deposit.
Govoni Law is an independent Italian law firm that acts only for buyers. We help Australian clients confirm they can buy the specific property, then review the property, the documents and the contract before they sign or transfer money. Our advice is written, in English, and works across the time difference.
For an Australian buyer, the first question is not the price. It is whether the notary will accept the purchase.
Can Australians buy property in Italy in 2026?
In most cases, yes. Australian citizens buy villas, farmhouses and apartments across Italy, and many purchases complete without difficulty.
The reason for caution is a legal question that is still unsettled. Italian law lets non-EU citizens buy property only to the extent that an Italian could do the same in their country, unless a treaty or other special rule applies. Since April 2025, Australia has restricted foreigners, including Italians, from buying established homes in Australia. Some Italian commentators believe this does not affect Australians, because of a bilateral agreement between the two countries. Others consider that it could affect purchases of existing homes in Italy. The notary decides case by case.
The practical answer is simple: do not assume, confirm.
What Australia’s foreign-buyer ban says
According to the Australian Taxation Office:
- From 1 April 2025, foreign persons, including temporary residents and foreign-owned companies, generally cannot buy established dwellings in Australia.
- The ban was due to end on 31 March 2027. In the 2026–27 Budget it was extended to 30 June 2029.
- Limited exceptions apply, and permanent residents and New Zealand citizens remain exempt.
- Foreign persons can still apply for approval to buy new dwellings and vacant land.
Many guides online still give 2027 as the end date, or say the ban has no effect on purchases in Italy. Both statements need checking against the current rules and the notary’s view.
Why an Australian ban can matter in Italy
Under Article 16 of the preliminary provisions of the Italian Civil Code, a foreign citizen enjoys the same civil rights as an Italian on condition of reciprocity, unless a treaty or special law provides otherwise. As the Italian National Council of Notaries explains, the notary must verify this for each deed, and may consult the Italian Ministry of Foreign Affairs.
Reciprocity is not required if you hold a valid Italian residence permit. In that case you are treated like an Italian resident for this purpose.
What you buy and how much it matters
| What you buy | Position | What to do |
|---|---|---|
| An existing home (resale) | This is where opinions differ, because Australia’s ban covers established dwellings | Confirm with the notary before signing |
| A new build | Generally considered less exposed, since foreigners can still apply to buy new dwellings in Australia | Confirm, but the risk is usually lower |
| Land | Generally considered less exposed, for the same reason | Confirm, and check agricultural rules |
| Shares in a company that owns property | Raises its own reciprocity, tax and governance questions | Never use a company only to avoid the issue |
| Purchase as an EU citizen | Reciprocity does not apply | Use your EU passport consistently |
| Purchase with an Italian residence permit | Reciprocity does not apply | The notary will ask to see the permit |
These are general indications, not a guarantee. The notary’s assessment of your case decides.
Dual citizens and Italian residents
Many Australians have Italian ancestry. If your Italian citizenship has already been recognised, you can buy as an Italian citizen. Use your Italian passport throughout: in the offer, for the tax code and in the deed. If recognition is still in progress, you are treated as an Australian citizen until it is complete. The rules on citizenship by descent have recently changed, so check your position early.
If you live in Italy with a valid residence permit, reciprocity does not apply. A visa alone is not enough: the notary needs a valid permit.
Owning property in Italy does not give you residence. As an Australian visitor, you can generally stay in the Schengen area for up to 90 days in any 180-day period. Once ETIAS launches, you will also need an online travel authorisation before visiting.
The one clause your offer needs
In Italy, an accepted offer can bind you and put your deposit at risk. If the notary later refuses the deed because of your eligibility, you could face a dispute over money already paid.
For this reason, an Australian buyer’s offer should normally include:
- A condition that the purchase depends on the notary confirming your eligibility.
- A clear rule that the deposit is returned if eligibility is not confirmed.
- The exact identity of the buyer, especially if a dual citizen or a residence permit holder will sign.
For the deposit itself, read Caparra vs Deposit When Buying Property in Italy.
Buying from Australia
Most Australian buyers complete their purchase without moving to Italy for the process. Plan for:
- The tax code. You will need a codice fiscale, usually obtained through the Italian consular network in Australia. See Getting an Italian Tax Code Before Buying Property.
- A power of attorney. If you will not attend the deed, you can sign a power of attorney before a notary in Australia, with an apostille, so that a representative signs in Italy. The Italian notary should approve the draft first.
- The time difference. Italy is 8 to 10 hours behind eastern Australia, depending on the season. Written, document-based advice avoids lost days.
- Transfers in AUD. Plan the exchange and transfers with your bank, and prepare the source-of-funds documentation the Italian bank and notary will require. See Buying Property in Italy With Funds From Abroad.
For the remote process, see Remote Legal Assistance for Property Buyers.
Why many guides online are out of date
When you research this question, you may find guides saying the ban ends in March 2027, or that Australia’s rules have no effect on buying in Italy. The first is out of date, since the ban has been extended to June 2029. The second may turn out to be right, but it is an opinion, not a settled rule. The safe course is to rely on the notary’s confirmation for your purchase, obtained before you commit.
A practical example: a couple from Melbourne in Puglia
A couple from Melbourne finds a restored farmhouse near Ostuni. The agent says “Australians buy here all the time” and asks them to sign an offer with a €30,000 caparra within a week.
Before signing, they ask for the notary to be identified and for their eligibility to be confirmed. The offer is rewritten with a condition on that confirmation and a clear rule for returning the deposit. One of the two buyers holds a recognised Italian passport, so the couple also decides who will appear as buyer and in what shares. They then go ahead with the purchase on terms that protect them whatever the notary decides.
How Govoni Law helps
Govoni Law acts only for buyers. For Australian clients, we check eligibility for the specific purchase, coordinate with the notary on reciprocity, and review the property and the contract before you commit. We do not sell property, obtain visas or citizenship recognition, or provide Australian or Italian tax advice.
| Your stage | Usual level | Service |
|---|---|---|
| You have a listing or a draft offer | A first written assessment, including eligibility | Before You Sign Brief |
| You are committed to a property | A full investigation | Full Legal Due Diligence |
For other nationalities, see UK citizens, US citizens and all nationalities. For the general rules, read Can Foreigners Buy Property in Italy?
Frequently asked questions
Can Australians buy property in Italy?
Generally yes. Because of Australia’s ban on foreigners buying established homes, there is a reciprocity question for some purchases, so confirm your eligibility with the notary before signing.
Does Australia’s foreign-buyer ban affect buying in Italy?
Italian opinions differ. Some consider that a bilateral agreement keeps reciprocity in place, while others think the ban could affect purchases of existing homes. The notary decides each case.
When does Australia’s foreign-buyer ban end?
It currently applies from 1 April 2025 to 30 June 2029, after being extended from 31 March 2027.
I have Italian citizenship by descent. Does reciprocity apply?
No, if your Italian citizenship has been recognised. Buy using your Italian passport.
Can I buy property in Italy without leaving Australia?
Yes. A power of attorney signed before an Australian notary, with an apostille, allows a representative to sign the deed in Italy.
Does buying a house in Italy give me residency?
No. Property ownership does not grant a visa or residence permit.
Planning to buy in Italy from Australia? Send us the listing before you sign, together with your citizenship details and the draft offer. We will do our best to reply to your request as soon as possible and tell you in writing whether you can buy and how to protect your deposit.