We keep the process quiet, clear and personal, so the journey to your Italian home feels as seamless as the life you imagine there.
For over half a century, Immobilsarda – Christie’s International Real Estate has guided discerning clients through the acquisition of prestigious properties in Sardinia and across Italy.
Our multidisciplinary team, property finders, marketing specialists, legal advisers, notaries, architects, and tax consultants, works in seamless synergy to ensure that every step of your journey is secure, efficient, and rewarding.
Entrusting us with your search means having the assurance of an expert by your side: someone deeply rooted in the territory, with the connections, resources, and insight to transform your vision into reality, while preserving the confidence and sense of well-being that come from knowing every detail is expert-handled.
Every search is shaped around you, your aspirations, your pace, and your priorities, ensuring a journey that is as seamless and rewarding as the home you choose.
Sardinia is more than a destination; it is a world apart, where nature, tradition, and a profound sense of wellbeing converge.
Here, unspoilt landscapes, a mild Mediterranean climate, and a culture of longevity offer a way of life that nurtures both body and mind, inviting you to embrace a slower rhythm where every moment has meaning.
From elegant seafront villas to tranquil country estates, buying a property in Sardinia is to embrace a lifestyle of balance and authenticity, rooted in slow living and aligned with the prestige of its luxury property market. Whether you are looking to buy a villa in Porto Cervo or a countryside retreat in Gallura, here we outline the essentials of the process; the next steps we take with you.
Our comprehensive overview of buying property in Italy and Sardinia covers every stage, from eligibility and finance to due diligence, taxes, and after-sales care, so you understand what matters; the decisions and negotiations are then shaped together with our team.
The Italian legal framework allows both EU and non-EU citizens to purchase property, subject to specific conditions.
Before you begin your search, we confirm your eligibility and guide you through the relevant legal requirements, ensuring complete transparency and certainty from the very first step. We handle all eligibility checks discreetly, so you can focus on finding your ideal home without administrative concerns.
If you are unable to be physically present in Italy, you can still complete your purchase by granting a power of attorney (procura) to a trusted representative, typically a lawyer or licensed agency.
This formal mandate authorises your representative to sign contracts and manage all related administrative matters on your behalf, ensuring the entire process remains valid, compliant, and secure, even from abroad. Where you do not speak Italian, deeds will be executed with a court-sworn interpreter or as a bilingual deed, as required by notarial rules.
Our Sardinia property search gives you access to exclusive, off-market opportunities not available online.
We are more than intermediaries: we are proactive Property Finders.
We anticipate opportunities that never reach the open market and match them precisely to your lifestyle, aspirations and investment goals across Sardinia’s luxury real estate market.
At every stage, we act solely on your behalf, representing your best interests with discretion and precision.
From the outset, we discuss your budget, financing options, and negotiation strategy.
For clients requiring a mortgage, we facilitate introductions to our long-standing banking partners: Directors within leading national credit institutions.
Over years of collaboration, we have built privileged relationships that ensure priority handling at every stage, from application to approval.
This network also provides access to competitive conditions often unavailable on the open market, allowing you to secure financing on terms precisely tailored to your needs.
Even non-residents can secure financing for part of the purchase price, with loans covering 60–70% loan-to-value, subject to bank approval and client profile, and, in select cases, up to 80%.
These loans are structured as tailored repayment plans, designed around your individual circumstances.
For eligible clients, our banking partners may also extend preferential terms, combining favourable rates with flexible conditions.
Our financial consultants remain at your side throughout, offering consistent guidance, clarity, and the certainty that every detail is handled with efficiency and discretion.
While property appraisals are not mandatory in Italy, we can arrange for certified inspections by trusted technicians, offering an objective evaluation for your peace of mind.
If you plan to renovate or customise your new home, our in-house and partner specialists, architects, interior designers, and construction experts, are available to advise and assist, even after the sale has closed, through our dedicated Facility Management service.
A trusted, accredited real estate agency with deep regional expertise, with membership in FIAIP, FIABCI, ANAMA, or FIMAA, will guide you seamlessly from selection to negotiation, drawing on extensive market knowledge and established relationships. For international buyers, a specialised lawyer is invaluable, providing expert legal insight while safeguarding your interests throughout the contractual process.
The notary, an independent public official, is indispensable to every property transaction in Italy.
Acting as a neutral party, the notary ensures the legality of the sale, registers the deed, and oversees the correct payment of taxes.
It is important to note, however, that the notary does not offer legal advice or representation to either party.
Each stage of acquiring a property in Italy is managed with our direct guidance and the support of our trusted network, from securing your Italian tax code and opening a bank account to structuring your purchase proposal, drafting the preliminary agreement, and completing the final deed.
Italian Tax Code (Codice Fiscale)
Essential for any purchase. We can arrange this swiftly through our technical consultants or assist via the Italian Consulate in your country.
Italian Bank Account
Often required for transactions, utilities, and taxation. Our financial experts will assist in opening your account or, where preferred, arrange alternative fiduciary deposits with the notary.
Purchase Proposal (Proposta di Acquisto)
A written offer, typically with a 5–10% deposit, reserves the property for a limited period. While binding for the buyer, we ensure that terms are clear, fair, and strategically positioned for acceptance. If the seller does not accept within the specified timeframe, the deposit is promptly returned.
Preliminary Agreement (Compromesso)
A legally binding contract outlining key terms: price, payment schedule, property details, and completion date. For maximum protection, we recommend formalising this with a notary and registering it. We also advise transcribing the preliminary agreement into the Land Registry (Registri Immobiliari). This additional step, distinct from registration, ensures the property is legally reserved for you, preventing it from being sold, mortgaged, or encumbered in any way by the seller.
For Properties Under Construction
Under Italian law, any payments made before completion must be covered by a bank or insurance guarantee (fideiussione). Upon delivery, the developer must also provide a 10-year structural insurance policy (polizza decennale postuma). Both safeguards are mandatory and protect your investment.
Default Clauses We ensure you understand the implications: a buyer withdrawing without cause forfeits the deposit; if the seller withdraws, they must return double. Additional damages may be sought if proven. Our role is to ensure these clauses work in your favour, protecting your interests at every stage.
Final Deed (Rogito Notarile) The notary conducts final due diligence, confirms clear title, and oversees payment and registration. Payments are typically made via circular cheque or bank transfer to the notary’s escrow account, from which funds are released to the seller once all legal conditions are met. If you do not speak Italian, a court-sworn interpreter (or a bilingual deed, where applicable) will be used.
Required Documentation
We provide a complete checklist for individuals and legal entities well before signing, ensuring compliance with all legal standards and avoiding last-minute delays. At every step, our role is to ensure the process is swift, secure, and tailored to your specific needs, allowing you to focus on the excitement of your new home while we manage the details with discretion and precision.
Understanding the financial landscape is essential to a seamless Italy property purchase process. From the very beginning, we outline these obligations clearly, enabling you to plan with clarity and certainty. In practical terms, when budgeting for your purchase in Italy, allow around 10% of the agreed price for completion costs, including taxes, agency fees, notary fees, and municipal charges.
Taxes: three principal taxes apply:registration tax, mortgage tax, and cadastral tax.
Registration tax regime (non-VAT sales to individuals — prezzo-valore)
VAT regime (sales subject to VAT — e.g. a developer within five years of construction/renovation, or a seller opting for VAT)
Agency Fee: 3% of the purchase price + VAT (currently 22%), payable at the preliminary contract or final deed.
Notary Fees: Cover the deed, registration, cadastral checks, escrow, and, where applicable, translations.
Mortgage transactions incur additional notarial services and taxes. Municipal Taxes: IMU (property tax), TARI (waste collection). Since 2020, TASI has been incorporated into the “new IMU”. Primary (non-luxury) residences are generally exempt from IMU; TARI (waste collection) remains payable.
For those making Sardinia their primary (non-luxury) residence, IMU is generally not applicable; TARI remains payable. We handle these formalities on your behalf, ensuring your ownership remains as rewarding and straightforward as on the day you first stepped inside. We advise on optimising your tax position and ensure every obligation is met promptly, so your purchase is smooth and transparent from the outset. By managing every financial and administrative detail with precision, we enable you to focus solely on the anticipation and joy of your new home.
Our commitment does not end with the signing of the deed. Through our dedicated Facility Management division, we act as your single point of contact, assuming responsibility for maintaining, enhancing, and managing every aspect of your property. We preserve its value so you can enjoy it with quiet confidence and effortless ease.
This includes:
Whether you require essential maintenance, a complete refurbishment, or simply the reassurance that everything is cared for in your absence, our role is to safeguard your investment, protect its value, and ensure your enjoyment is effortless. After the keys are in your hand, we remain your single, trusted point of contact, ensuring your home in Sardinia continues to bring you joy and value.
Thorough due diligence is the foundation of a secure and rewarding investment.
We work alongside you and your trusted legal advisers to guarantee full adherence to urban planning regulations, confirm undisputed title and ownership, identify any mortgages or encumbrances, and verify that no outstanding charges or restrictions apply.
All contractual terms, costs, and conditions are presented with complete transparency before you commit to any deposit.
By taking a proactive approach to these checks, we prevent costly surprises and protect both the value and integrity of your investment, allowing you to move forward with absolute assurance and unwavering trust in the process.
You step into your new home with complete confidence, knowing every detail has been anticipated, every risk mitigated, and every opportunity fully maximised.
Acquiring a home here is more than a transaction; it is the beginning of a life chapter.
With quiet guidance, deep expertise, and a commitment to what truly matters, we accompany you step by step, in your language, at your pace.
In Sardinia, every home reflects its place, from the granite shores to the scent of wild myrtle and the light that softens at sunset, a testament to wellbeing and a legacy to be treasured.
Through our exclusive partnership with Christie’s International Real Estate, that legacy is upheld by the reach, prestige, and global network of one of the world’s most trusted names, and guided by those who call Sardinia home.