The questions we are asked most often by people looking for a home on Lake Como and Lake Lugano, especially from abroad. Tax information is indicative and up to date for 2026: for your specific case we will put you in touch with a notary and an accountant.
11 answers, updated October 2026
Yes. EU citizens buy on the same terms as Italians. For citizens of other countries the “reciprocity condition” applies: you can buy if your country allows Italians to do the same, and the notary checks this before the deed. Holders of an Italian residence permit are not subject to the check.
Yes. Under reciprocity, Swiss citizens can buy a second or holiday home in Italy with a net living area of up to 200 m² and land of up to 1,000 m². For larger properties there are solutions (for example moving your residence) to be assessed with the notary. We are a few kilometres from the border at Porlezza and often work with clients from Ticino.
A valid ID and an Italian tax code (codice fiscale), which you can get free of charge from the Agenzia delle Entrate or from the Italian consulate in your country. Payments must be traceable (bank transfer or cheque). If the buyer does not speak Italian, an interpreter must be present at the deed and the deed is translated.
1) A written purchase offer with a deposit, which becomes a down payment once the seller accepts; 2) a registered preliminary contract (compromesso) with the confirmatory deposit; 3) the final deed (rogito) before the notary, with the balance and transfer of ownership. From offer to deed usually takes two to three months. We support you at every stage, including planning and land registry checks on the property.
Buying from a private seller: 9% registration tax calculated on the cadastral value (usually much lower than the price), plus €50 mortgage tax and €50 cadastral tax. Buying from a developer: 10% VAT (22% for luxury homes) plus €200 each for registration, mortgage and cadastral tax. If you move your residence to the municipality within 18 months you may qualify for “first home” relief (2% registration tax, minimum €1,000, or 4% VAT).
The notary’s fee is normally paid by the buyer and for a sale is roughly €1,500–3,500, depending on the value and complexity of the deed. The agency commission is defined during the negotiation and agreed in writing before the purchase offer.
On a second home you pay IMU, at the rate set by the municipality, and TARI for waste collection. A main residence (non-luxury) is exempt from IMU. If the home is rented out, the rental income must be declared in Italy, also by non-residents.
Yes, following a few rules: each unit needs a CIN (national identification code), shown in every listing; guests must be registered with the police and the municipal tourist tax is collected. Under the flat-rate regime (cedolare secca) the rate is 21% on the first property and 26% on the second; from the third property let for short stays the activity is treated as a business. We recommend working with an accountant. If you want us to manage the rentals for you, we do it through our Lake Como Apartments service.
On Lake Como, around Menaggio, Tremezzina and Griante, you find historic villas, lakeside promenades and ferries to Bellagio and Varenna. On the Italian side of Lake Lugano, around Porlezza, Valsolda and Claino con Osteno, prices are generally lower and Lugano is half an hour by car. Compare the areas on our Lake Como and Lake Lugano pages.
Yes. We value your property based on actual sales in the area and its features, free of charge and with no obligation. You can request a valuation online or call us.
Yes, we work with Italian and international clients in Italian, English and German, also remotely with video calls and shared documents. We have been in Menaggio since 2002.
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