Yes, British citizens can still buy property in Italy after Brexit. What surprises UK buyers is not the right to buy, but how early they can become committed: in Italy there is no “subject to contract” stage, an accepted offer can already bind you, and a deposit can be lost rather than simply returned.
Govoni Law is an independent Italian law firm that acts only for buyers. We help British clients review the property, the documents and the contract before they sign or transfer money, with clear written advice in English and a process built for buyers who live in the UK.
British buyers purchase all over Italy: sea-view homes in Liguria, villas on Lake Como, farmhouses in Tuscany and Umbria, masserie in Puglia, palazzi in Sicily, coastal homes in Sardinia. The location changes the risks. The need to check before committing does not.
In England you are protected until exchange. In Italy, you may be committed from the offer.
Send us the listing, the documents received and the draft offer before you commit.
Short answer: can UK citizens buy property in Italy after Brexit?
Yes. British citizens can generally buy residential property in Italy on the same terms as Italian citizens, under the principle of reciprocity, and this was not affected by Brexit. You do not need Italian residence or a visa to buy.
What Brexit changed is your right to stay. As non-EU nationals, UK citizens can generally spend up to 90 days in any 180-day period in the Schengen area as visitors. Owning a home in Italy does not extend that limit.
How buying in Italy differs from buying in the UK
Many problems British buyers face come from assuming that the Italian process works like English or Scottish conveyancing. It does not.
| In the UK | In Italy | What it means for you |
|---|---|---|
| Offers in England and Wales are “subject to contract” until exchange | A signed offer can become binding once accepted | Do not sign an offer you are not ready to be held to |
| Your solicitor carries out searches before exchange | Checks are not automatic and are often done late, or not at all | Legal due diligence must be commissioned before you commit |
| The deposit is paid at exchange, after searches and survey | A deposit can be requested with the offer or preliminary contract | Its wording decides whether you can recover it |
| Survey and mortgage conditions are resolved before exchange | Conditions exist only if written into the offer | Protective conditions must be negotiated at the start |
| Your conveyancer acts for you alone | The agent may be paid by both sides, and the notary is neutral | Your lawyer is usually the only professional acting only for you |
| Gazumping is a familiar risk before exchange | Once an offer is accepted, both sides may be bound | Early commitment protects you from gazumping but also binds you |
| A lasting power of attorney covers many situations | An English LPA is not designed for an Italian deed | A specific power of attorney is usually needed |
In Scotland, missives can become binding earlier, which is closer to Italian practice. Even then, the checks that a Scottish solicitor would complete before concluding missives must still be arranged separately in Italy.
The protection your conveyancer gives you by default must be built into the Italian offer by design.
Before you sign: when you should not proceed yet
| Situation | Why it matters before signing |
|---|---|
| You are asked to sign an offer or reservation form within days | An accepted offer can bind you long before the notary |
| A deposit is requested before any document review | The deposit may not be refundable if you later withdraw |
| The property has a pool, annex, veranda or extension | These are the features most often affected by planning issues |
| The seller inherited the property with other family members | Every owner must be identified and able to sign |
| The property is coastal, rural, historic or on a lake | Landscape, heritage and public-domain rules may apply |
| You are buying off-plan or from a developer | Advance payments must be protected by a valid guarantee |
| You are transferring a large sum from sterling | Payment route, timing and documentation must be agreed in advance |
What documents and steps does a UK buyer need?
The Italian process usually runs through three stages: a purchase offer or reservation, a preliminary contract with a deposit, and the final deed before the notary. Around those stages, a British buyer will typically need:
- A valid British passport.
- An Italian tax code, the codice fiscale, usually obtained through the Italian Consulate in the UK or at the Revenue Agency in Italy. See Getting an Italian Tax Code Before Buying Property.
- Documentation showing the source of the purchase funds.
- Marital status information where relevant, since it can affect how the property is owned.
- A power of attorney, if you will not attend the deed, usually signed before a UK notary public and apostilled for use in Italy.
The documents about the property matter more. For what to request from the seller, read What Documents Should You Ask for Before Buying Property in Italy?.
Transferring money from the UK
Most British buyers convert sterling into euros at some point before the deposit and the balance. From a legal point of view, what matters is that each payment goes to the correct party, at the right moment, with references matching the contract and a clear record of where the money comes from.
Italian banks and notaries must verify the source of funds, and delays can collide with contractual deadlines. Currency timing is a matter for your bank or a regulated currency provider. For the legal side of cross-border payments, see Buying Property in Italy With Funds From Abroad.
Where British buyers purchase in Italy
We assist UK buyers throughout Italy. These pages explain the local risks in the areas British buyers choose most often:
| Area | Typical purchase | Local page |
|---|---|---|
| Liguria | Sea-view homes and hillside villas on the Riviera | Property Lawyer in Liguria |
| Lake Como | Hillside and historic villas | Property Lawyer on Lake Como |
| Umbria | Restored farmhouses with land and pools | Property Lawyer in Umbria |
| Tuscany | Historic and listed properties | Buying a Historic Property in Tuscany |
| Puglia | Masserie, trulli and coastal homes | Real Estate Lawyer in Puglia |
| Sicily | Palazzi, coastal villas and country houses | Property Lawyer in Sicily |
| Rome and Milan | City apartments and penthouses | Property Lawyer in Rome and Property Lawyer in Milan |
| Sardinia | Coastal villas and second homes | Property Lawyer in Olbia |
For all areas, see Italian Real Estate Lawyers for Foreign Buyers.
Time in Italy after Brexit
As a UK citizen, you can generally stay in the Schengen area for up to 90 days in any 180-day period as a visitor. From the ETIAS launch, expected in the last part of 2026, you will also need an online travel authorisation before visiting.
If you want to spend longer periods in Italy or retire there, you will need a separate long-stay visa and residence permit, applied for through the Italian consular network. That process is separate from the purchase and should be planned with an immigration professional. Govoni Law does not handle visa or residence applications.
UK tax: coordinate early
If you remain UK resident, income from an Italian property, such as rent, may need to be reported to HMRC as well as in Italy, with treaty relief available in many cases. A future sale may also have consequences in both countries.
These are questions for a UK tax adviser with cross-border experience, ideally before you buy. Govoni Law does not provide tax advice, but we can provide the transaction documents your adviser will need.
Brief, Light Due Diligence or Full Legal Due Diligence: which level do you need?
| Level | Best for | What you receive |
|---|---|---|
| Before You Sign Brief | You have a listing, a draft offer, a deposit request or partial documents | A general first assessment of visible risks, missing documents and next steps |
| Light Due Diligence | One defined issue needs a substantive answer, such as the contract, a title point or a specific feature | A focused written review of that issue and the protections required |
| Full Legal Due Diligence | You are committed to a property of significant value or complexity | A structured investigation of title, burdens, planning position, restrictions and contract terms |
For villas, farmhouses, historic homes and any significant purchase, Full Legal Due Diligence is usually the right level before you commit. It is the closest Italian equivalent of the searches and enquiries your solicitor would complete before exchange.
Can you buy property in Italy without leaving the UK?
Yes. Many of our British clients complete the purchase from the UK. Our method is written-first: you send the listing, documents and draft contract, and you receive structured legal advice in English that you can share with your family, your bank or your accountant.
Where appropriate, you can sign a power of attorney before a UK notary public so that a representative signs the final deed in Italy. For the full structure, see Remote Property Purchase in Italy for Foreign Buyers.
A practical example: a couple from Surrey buying in Liguria
A couple from Surrey finds a sea-view house above Sanremo. The agent sends a “proposal to purchase” and asks for a €40,000 deposit by bank transfer within a week.
Used to English practice, they assume the proposal is non-binding until contracts are exchanged and that searches will follow. In fact, the proposal becomes binding once the seller accepts, contains no conditions, and describes the deposit as a caparra. A Before You Sign Brief identifies the problem, and the proposal is rewritten with conditions on title, the planning status of an enclosed veranda, the legal access to the garage and the landslide classification of the lower terrace. Full Legal Due Diligence then confirms most points and reveals that the veranda was never authorised. The price is renegotiated before the preliminary contract.
The couple still buys on the Riviera. They simply get the protection they would have expected before exchange at home.
What Govoni Law does and does not do
We provide buyer-side legal review, legal due diligence, title and document checks, analysis of registered rights and restrictions, review and negotiation of offers and preliminary contracts, and coordination with the notary and technical professionals where needed.
We do not sell property, act as a buyer’s agent or property finder, arrange mortgages or currency exchange, provide UK or Italian tax advice, obtain visas or residence permits, or guarantee planning outcomes. Where those matters arise, we tell you which qualified professional you need.
Frequently asked questions
Can British citizens buy property in Italy after Brexit?
Yes. UK citizens can generally buy property in Italy under the principle of reciprocity, without residence or a visa. Brexit affected the right to stay, not the right to buy.
Is an Italian property offer binding like exchange of contracts?
It can be. An offer accepted by the seller may already create binding obligations, well before the final deed. Do not sign an offer unless it contains the conditions you need.
Is my deposit refundable if I change my mind?
Not automatically. A deposit described as caparra can be forfeited if the buyer withdraws without a contractual right to do so. The deposit clause should be reviewed before you pay.
Can I use my English lasting power of attorney in Italy?
It is not designed for an Italian property deed. A specific power of attorney, usually signed before a UK notary public and apostilled, is normally required.
Can I buy property in Italy without travelling from the UK?
Yes. The purchase can be structured through written legal review, coordination with the notary and, where appropriate, a power of attorney signed in the UK.
How long can I stay in my Italian home as a UK citizen?
As a visitor, generally up to 90 days in any 180-day period. For longer stays you need a separate long-stay visa, which ownership alone does not provide.
If you are a British buyer considering a property in Italy, contact Govoni Law before signing an offer or paying a deposit. Send the listing, the documents received and the draft offer, and we will tell you in writing which level of review your purchase needs.
Buy in Italy with the confidence you would expect from an English conveyance, by putting the protection in writing before you sign.