Buying a house in Italy: Which type of property is right for me?
When buying a property in Italy, the type of building affects the architecture and style, as well as the running costs, whether it will be approved and how suitable it is for everyday use. This guide looks at the most common types of Italian property, from small apartments to large villas. It explains what you need to consider making sure your dream property is a lasting investment.
A quick overview
Apartments and penthouses usually have predictable costs and low maintenance, especially in cities and coastal towns. If you’re looking for a home that feels comfortable and doesn’t need a lot of work, you’ll often find it in a terraced house or semi-detached house. If you want as much privacy and outdoor space as possible, detached villas are the best option. But they cost a lot more and you must plan everything very carefully. Rustico and Casale are perfect for designers who have the time, money and love renovating. Masseria and Trullo are great because they look amazing, but they need special attention to make sure they are safe and comfortable. Baita and chalet are great choices for people who love the mountains and who think about how easy it is to get to in winter, how well it keeps in heat and how much it costs to run.
How to identify your property type
The right choice for you is based on your lifestyle, not the floor plan. If you like the idea of knowing exactly how much you will spend each month, don’t want to do a lot of renovating and like the idea of living in an urban area, you will probably find that flats are the best option for you. If you want more independence and outdoor space without the hassle of a large property, you should consider a terraced house. Those who love natural stone, historical details and individual solutions, and who also have time for permits, coordinating tradespeople and making detailed decisions, will be well suited to rural properties. If you like the look of southern-style properties, you should think about how practical they are in everyday life, how well they keep the heat in and the technology they have. In mountain areas, it is important to think about how to get to the building in winter, how much weight the roof can hold and whether there will be enough electricity.
Apartment in a building where each owner has a share of the property
The apartment is a great choice for first-time buyers. It is often the cheapest way to get started in popular areas with short distances to shops, doctors, schools and public transport. Property management and the community make it easier to plan for things like reserves, lifts, outdoor facilities and maintenance. But this also means that rules and decisions made by the majority shape everyday life. For example, this could be about pets, quiet hours or short-term rentals. When buying, the minutes of the owners’ meetings, the amount in the reserve fund, any special assessments, the heating system and the APE energy performance certificate are all important things to consider. It is easy for people to get around and there are lifts. This is good for people who are selling their homes.
Terraced house / semi-detached house
A terraced house is a better option than an apartment because it gives you more privacy. It has its own entrance, a small patio or garden, and fewer shared areas. There are some typical problems with terraced houses that come up: noise from the neighbours, the state of the roof and drains, parking and getting around, and whether changes to the house are allowed by the law. People who need to be able to get around should check staircases and retrofitting options early on. The terraced house is a good compromise between the feeling of home, costs and proximity to shops and other amenities.
The detached villa
The villa is the best choice for privacy, space and design freedom. It often has a garden, terraces and a pool. It is perfect for home offices and long-term personal use, but it costs more to run, and you have to put more effort into organising it. It is important to examine the building’s structure, roof, moisture and drainage issues, heating and outdoor facilities. In more rural areas, the question of sewage is important: should they connect to the sewer system or build their own? How much it can make depends a lot on the location. Good technology and approval are very important here.
Rustico and Casale as rural dreams
Rustico and Casale have a natural stone look, wooden beams, great views and big plots of land. The problem with this is that renovation and permits become very important parts of the project. It’s important to check the supporting structure, roof, moisture and heat insulation, water and sewage solutions, access and rights of way, as well as any protective requirements. Those who start with a realistic schedule, reliable construction partners and some extra time for unexpected problems can achieve a very good combination of quality of life and, if desired, holiday rentals. If you don’t stick to the rules, the romance can quickly become expensive.
Masseria and trullo: icons of the south
In Apulia and some parts of the south, masserie and trulli represent the Mediterranean dream par excellence. The appeal is great, but the everyday issues are different: there are often restrictions on how the buildings are used, or on the materials that can be used; huge natural stone structures need to be designed in a very specific way to control moisture, insulation and temperature. These types of buildings often work well as holiday homes, but if you’re thinking of living there all year round, you’ll need to think about how the rooms are laid out, the heating and cooling, and so on. They are perfect for people who know a lot about them – they look great when everything is just right.
Mountain huts and chalets
Mountain huts and chalets are a way of showing how much people love the mountains and nature. Where they are used and how much they cost depends on where they are, how easy they are to get to and the time of year. Things like how to take care of the roof, how well it insulates, the heating system, and making sure there’s enough energy during winter are all important when it comes to deciding whether to buy it or not. There is a lot of demand for second homes in traditional ski resorts, but local rules about second homes can limit how often they can be used. If you want to live in the mountains, you need to plan for how you’ll get around, and for how you’ll get to the doctor and shops.
A flat with a balcony
The attico is a penthouse apartment with a large terrace. It is in a great location right in the city centre and has outdoor space too. It is often the best choice for people who want a comfortable lifestyle without having to do gardening. How much it is worth and how easy it is to use depends a lot on the lift. If you can’t get to the top without going round in circles, a lot of people won’t want to live in it. The main problems are roof waterproofing, terrace construction, sun protection and summer overheating. In good locations, demand and rentability are high; the ‘wow’ effect works – if the technology is right.
What the costs really mean
As well as the purchase price, notary fees, taxes and estate agent fees, you should also think about translation costs and any interpreting services you might need, especially if the power of attorney is from a long way away. In flats and attic flats, the maintenance fees, reserves and planned measures determine the running costs. In terraced and detached houses, the costs are shared between the roof, the outside walls, the heating, the outdoor facilities and the garden maintenance. These costs are higher, but you have more control over them. In the countryside, things like wells, septic tanks, access roads and rainwater drainage systems are also needed. Insurance for buildings and liability is standard, but in areas where there are a lot of earthquakes, it might be a good idea to get extra insurance. If you are getting money from another country, you need to check the quality of the documents, the equity ratio and the conditions. You also need to think about fees and how the exchange rate is protected if the income and payments are in different currencies.
Documents and audit trails in the purchase process
The important thing to remember is that you should always check first and then sign. The floor plan must match the actual condition of the building; any differences are legally important. Cadastral data should show who owns the land, how much it is, and what it is used for. The Conformità urbanistica is a document that confirms that the approved conditions match the current ones. The APE energy performance certificate shows how efficient the property is and provides arguments for price and renovation planning. In apartments, minutes of meetings with owners, amounts in the reserve fund and any late payments are important. When buying a house, things like who can get to the property, access roads, drainage, roofs and the legal situation of annexes and outbuildings are important. In rural and iconic areas, the rules about statics, building physics, permits and natural space are a lot stricter.
Suitability for everyday life and location issues
The romantic idea is a good start, but the quality of life is determined on a normal Tuesday. It can be hard to get to shops, doctors’ surgeries, pharmacies, schools, train stations, motorway junctions and internet connections. Sometimes, you really need fibre optics to work from home. In old towns, there’s a mix of lively atmosphere and noise from events, while in the countryside, there’s a balance of peace and quiet, with tractors being a regular part of the day. The wind and salt have an impact on the coast. In the south and on islands, it is the summer heat. In mountainous areas, it is cold and difficult to get to. Accessibility is not a luxury, but a way to make money from renting out your property.
Common mistakes and warning signs
You can avoid common mistakes. For example, it’s not a good idea to offer a low price without ensuring it’s reliable. If you don’t check that things are done properly, it will cost more later. When people renovate buildings, they often spend more money than they expected. This is especially true for buildings in the countryside, where problems with the building can be more expensive to fix. In apartments, people often don’t pay enough attention to maintenance fees and reserves. This makes it hard to plan. Roofs and drainage are often thought of as minor issues, but they can end up costing more because of the moisture damage they cause, which takes up time and resources. When it comes to renting, buying a home or selling it in the future, it’s not just about wanting a nice place to live. It’s also about having access to the internet and being able to get to it easily. You need to think about the rules that apply to second homes or short-term rentals in the area before you make any decisions.
Decide in ten minutes and then take as long as you need.
A quick, honest look at yourself will help you narrow down your choices: a reliable budget with some extra money to keep you safe; whether you want to do or not do home improvements; if you prefer living in a building owned by everyone or having your own place; what your day-to-day life is like, if you want to rent or buy, how easy it is to get to places and the weather. You can be sure of a property if you see two types of property in two areas on the site that are suitable and compare them with clear evaluation sheets. This creates momentum without losing care.
FAQs – short answers
The difference between ‘rustico’ and ‘casale’ is less about the name and more about the condition and construction of the buildings. ‘Rustico’ is often used for simpler farmhouses that need to be renovated, while ‘casale’ is used for larger, more solid country houses. The most important thing is always the Conformità urbanistica. An appartamento is perfect for first-time buyers. These buyers like to have everything they need close by, and they don’t have much time for maintenance.
A trullo can be used every day, but it is often used as a holiday home. In this case, insulation, heating, cooling and room layout must be examined more closely. Before you decide, you will need to provide documents like a plan of the property, a land register extract, a Conformità Urbanistica and an APE. If you are buying an apartment, you will also need the minutes of the owners’ meetings and an overview of the reserves and any current or planned work. There are some common cost mistakes to watch out for. These include damp, roof and drainage problems, budgets for renovations that are too high, costs for maintenance that are too low, and problems with accessibility and internet.
Conclusion
The best decisions are made in a clear-cut manner: first the question of type, then the choice of region, and finally a well-planned trip to view the property with all the paperwork you need to make an informed decision. You can then plan your financing, insurance and the first three months after the purchase. This is when you get used to your new home and your life changes. In Italy, people who love dreams and take the details seriously will win.
