Real estate in Italy for Russians in 2026: how to buy, pay, and avoid risks

Can a Russian citizen buy real estate in Italy in 2026

Short answer - yes. Italy has not introduced a ban on property purchases by Russian citizens, and formally a Russian has the right to own an apartment or house on Italian land. Foreign property acquisition rights are governed by the so-called principle of reciprocity (condizione di reciprocita): a foreigner enjoys the same civil rights in Italy that an Italian receives in that foreigner's country. Russia and Italy observe reciprocity in real estate transactions - a Russian can purchase property in Italy on the same terms as many other foreigners.

In practice, this means: you can register a residential apartment, house, or apartments in your name, and under certain conditions - a commercial property. EU citizenship is not required for this. What you actually need is to correctly verify your identity, obtain an Italian tax identification number, and go through a notary.

A separate point to keep in mind: reciprocity status is not permanent; if in doubt, the notary verifies it in the Italian Ministry of Foreign Affairs (MAECI) directory before the transaction. Therefore, a proper approach is to ask the notary or lawyer to confirm before paying the deposit that there are no obstacles based on your citizenship at this moment.

Grounds for purchase: resident, non-resident, through a company

Italian law regards a buyer from Russia as having one of several statuses, and nuances depend on this.

Non-resident. The most common case - a person lives in Russia (or a third country), comes on a Schengen visa, and purchases property for leisure or as an investment. This is legal. Taxes for non-resident buyers are higher than for those who register property as primary residence and relocate (covered in the expenses section).

Italian resident. If you already have Italian residence (for example, through elective residency or a work visa), you buy as a resident and under certain conditions qualify for preferential tax rates on primary residence.

Through a company. Sometimes property is registered to a legal entity. This is a lawful structure, but it entails accounting, reporting, and enhanced compliance - and is definitely not a way to circumvent sanctions or conceal beneficial ownership. For most private buyers, direct registration to an individual is simpler and more transparent.

Status choice is not a formality: it affects both taxes and how the bank and notary will view the source of funds. It's best decided before you pay the deposit.

Codice fiscale: the first document without which there is no transaction

Codice fiscale is the Italian tax identification number (equivalent to our TIN). Without it, nothing is possible: neither buying real estate, nor opening an account, nor connecting utilities, nor paying taxes. It is the first step for any buyer regardless of citizenship.

Obtaining it is simple and free. Two ways:

• Through the Italian consulate in your country of residence - using your passport. Convenient for those not yet traveling to Italy.
• In Italy in person - at any tax service office (Agenzia delle Entrate); usually the number is issued the same day.

For a Russian citizen, the codice fiscale itself has no tax consequences in Italy - it is simply an identifier. You become a tax resident of Italy not from the number, but from actual residence and other criteria. Therefore, there is no need to fear this document: obtaining it is a routine procedure with which the path to the transaction begins.

Italian bank account: why you need it and how realistic it is

Technically, the law does not always require an Italian bank account, but in practice, without it the transaction becomes a nightmare. An Italian account makes it simpler to settle with the seller, pay taxes, notary fees, and subsequently utilities and IMU (annual property tax). Notaries and sellers are far more comfortable with payments processed through a local bank.

This is where the main difficulty begins for Russian citizens in 2026. Opening an account at an Italian (or any EU bank) for a Russian national involves enhanced due diligence: the bank will request confirmation of the legal origin of funds, source of income, and documents related to the future transaction. There is also a regulatory restriction: under EU sanctions regime, Russian citizens face a ceiling—incoming transfers must not result in a balance exceeding 100,000 euros on the account (with narrow exceptions). This directly affects how to structure payment for an expensive property.

The conclusion is straightforward: plan account opening well in advance, prepare a complete documentation package on the origin of funds, and do not expect everything to be completed in a single visit. The more transparent your financial history, the smoother this stage proceeds.

How to buy an apartment in Italy as a Russian citizen: step by step

A transaction in Italy is structured logically and in stages. Here is how to purchase real estate in Italy as a Russian national from search to keys.

1. Property selection and verification. Find an apartment or house, verify legal clarity: who is the owner, whether there are debts, encumbrances, disputes, whether the cadastre matches reality.
2. Offer (proposta). A written purchase offer with a small deposit—locks in price and terms.
3. Preliminary contract (compromesso). Parties sign the preliminary contract and make a deposit—typically 10-30% of the price. From this moment, both parties are bound by obligations.
4. Due diligence. A lawyer reviews all documents, the cadastre, building permits, and absence of violations. This is your protection—the notary does not conduct private verification in your interests.
5. Final deed with notary (rogito). Signing the final purchase and sale agreement before the notary, settlement with the seller, payment of taxes. The deed is executed in electronic form (now mandatory).
6. Registration. The notary registers the transfer of rights and submits data to registries. The property is yours.

The entire process takes approximately 1-2 to several months—most time is typically spent on the banking stage and compliance, not the transaction itself.

The role of the notary (rogito) and why he does not replace your lawyer

In Italy, a notary (notaio) is not a private individual on your side, but a state official acting on behalf of the state. Without him, a residential transaction is simply invalid: the final purchase and sale agreement (rogito) must be authenticated by a notary; he also withholds and transfers taxes, verifies the parties' identities and the legality of the act itself.

But here lies an important distinction. The notary guarantees that the transaction is executed lawfully and checks basic matters—for example, that the seller is indeed the owner. However, he does not conduct private legal due diligence on the property in your interests: does not assess whether the price is favorable, whether there are hidden construction violations, or how realistic it will be to resell the property later. This is the work of your lawyer or real estate attorney.

For a buyer from Russia who does not engage in local practice daily, economizing on your own lawyer is a poor idea. The combination of notary plus your independent lawyer covers both aspects: legality of the transaction and protection of your specific interests. The notary's services are paid by the buyer, typically approximately 1-2% of the property price.

Real estate in Italy for Russians: payment is the most complex issue

This is where the main pain point of 2026 is concentrated. Purchasing a property is half the battle; one must legally deliver the money to the seller. A direct transfer from a Russian bank to an Italian bank today almost always encounters obstacles.

What creates obstacles. Under EU sanctions packages, approximately 70 Russian banks are excluded from settlements—transfers through them to Europe do not go through. Restrictions apply to payment services for Russian citizens and a 100,000 euro balance ceiling on accounts in EU banks. Any large incoming payment is examined under compliance scrutiny: where the money comes from and what confirms it.

What is important to understand immediately. Any schemes to circumvent sanctions—payment splitting, mirror accounts, settlements through shell companies in third countries, netting—are directly prohibited circumvention practices. Using them is not a loophole but a risk of criminal liability, asset freezing, and deal collapse. The path is only completely legal and transparent.

Legitimate options. Rely on funds already outside the Russian Federation (account in a non-sanctioned jurisdiction) with documented proof of origin—asset sales, income, inheritance. And certainly—verify the specific payment configuration with a sanctions lawyer and the bank before the transaction. There is no universal recipe: each case is reviewed individually, and proper support here saves both money and stress.

Large amounts and enhanced checks: what to prepare for

The more expensive the property, the more thorough the checks. For a buyer from Russia, this must be factored into the plan from the start, not discovered on settlement day.

What banks and compliance focus on for large transactions:

• Source of funds. Not just the presence of money, but a documented history: exactly where it came from.
• Source of wealth. The logic of the overall picture—how your capital was formed in principle.
• Sanctions screening. Verification of you and all related parties for presence on sanctions lists.
• Payment structure. Where, through which banks and jurisdictions the money flows, whether there are signs of circumventing restrictions.

The 100,000 euro balance ceiling on accounts in the EU for Russian citizens means that payment for an expensive property must be structured particularly carefully and in advance. Sometimes settlement is conducted not through the buyer's personal account in the EU, but through other lawful routes—but any such configuration must be agreed with the bank and lawyer. A ready, transparent documentation package is your best ally: it transforms a potential refusal into a working transaction.

How much the transaction costs: taxes, notary, ancillary expenses

The property price is not the full amount. Taxes and execution expenses are added on top, and for a non-resident they are substantial. Approximately the full transaction budget exceeds the property price by 10-15%.

Important considerations. Registration tax is calculated based on cadastral value, which is typically significantly lower than market price - this mitigates the impact. When purchasing new construction directly from the developer, instead of registration tax, VAT is paid: approximately 10% for standard residential property and 22% for luxury property, while cadastral and mortgage taxes are €200 each. Preferential tax rates for primary residence are generally unavailable to non-resident Russian citizens - they are tied to primary residence status and residency. After purchase, annual IMU appears - property tax (for non-primary residence it cannot be avoided), approximately 1% of cadastral value per year, with the rate set by the municipality.

Ready to break down your situation step by step

Purchasing real estate in Italy for Russian citizens in 2026 is first and foremost a properly structured payment and compliance plan, not just property selection. An error at the banking stage can nullify the entire transaction. BRIDGES GLOBAL specialists will help assess your situation, structure a lawful payment scheme, select a lawyer and notary, and navigate verifications without surprises. Schedule a consultation - we will analyze your specific case and tell you what is possible and what is not.

Does purchasing real estate provide residence permit in Italy: answer - no

This is a key misconception that catches many. Italy has no golden visa for real estate. Buying a house and automatically obtaining residence - does not work. Unlike schemes that existed in Greece or Portugal, the Italian investor visa is tied not to property, but to productive investments: startup from €250,000, operating company from €500,000, government bonds (BTP) from €2,000,000, or charitable donation from €1,000,000. Details on this - in our analysis of Italy's investor visa.

What real estate still provides in terms of status: property is an address and confirmation of where you will live, and it can be a useful element when applying for elective residency (Residenza Elettiva) for financially independent individuals with passive income. But this is a separate visa with its own requirements, not a consequence of the purchase itself.

Therefore, the correct logic is this: first you resolve the status question (investor visa, elective residency, digital nomad, naturalization), then you purchase real estate for living and as an asset. Substituting one for the other is an expensive mistake.

Transaction risks: legal clarity, cadastre, debts - and how to avoid them

The Italian transaction system itself is reliable, but there are risks that fall squarely on the buyer. We list the main ones and how to mitigate them.

• Legal clarity of the property. Hidden encumbrances, mortgages, inheritance disputes, unregistered shares. Addressed through comprehensive due diligence by your lawyer before signing the preliminary contract.
• Discrepancies with the cadastre. A common problem in Italy - unregistered renovations and extensions not reflected in the cadastre. These are future fines and resale problems. Verified by a technical specialist (geometra).
• Building violations (abusi edilizi). Unauthorized construction without permits makes the property difficult to sell, and sometimes problematic in principle.
• Property debts. Unpaid utility contributions and condominium debt - some may transfer to the new owner.
• Houses for €1 (borghi). Real, but not free: they come with an obligation to repair the property within a deadline and deposit a bond.

The general protection formula is one: independent lawyer, technical specialist, and thorough verification before money transfers. A few thousand euros saved on verification later turn into much larger losses.

Pre-transaction verification: what to check at each stage

For a smooth transaction, it is useful to keep a control checklist in front of you - exactly what to verify at each step. This eliminates most of the risks mentioned above.

This table is not a substitute for live legal work, but your common-sense checklist. If at any stage you do not understand the answer to a question in the right column—this is a signal not to move forward until the question is closed.

Russians and CIS citizens: visa, second citizenship, tax residency

Several practical clarifications specifically for buyers from Russia and CIS countries—they often remain in the background and then surface at the wrong time.

Visa. For entry into Italy, an RF citizen requires a Schengen visa—property ownership itself does not grant free entry and does not permit long-term stay. Permanent residence in the country is only possible under an appropriate residence permit.

Everything strictly within the law. Both the transaction itself and payment are conducted in full compliance with EU legislation, without any sanctions evasion schemes. Enhanced compliance for Russians is a 2026 reality, and it must be approached openly.

Second citizenship and notification. If you later obtain Italian status up to citizenship, remember: Russia permits second citizenship but requires notification to the Interior Ministry (approximately within 60 days). This is not directly related to property purchase, but is part of overall planning.

Citizenship and taxes are different things. Owning property or holding status in Italy does not automatically make you its tax resident, and vice versa. If you are considering not only purchase but also relocation with tax optimization, see our analysis of property taxes in Italy and the material on Italian citizenship for Russians.

Summary: what is important to remember before purchase

Let's bring the picture together. Buying real estate in Italy as a Russian in 2026 is legal and real: the reciprocity principle is observed, the market is open, the notary procedure is well-established. But the success of the transaction is decided not in the real estate office, but in two areas—payment and property verification.

Key reference points:

• Obtain a tax identification number in advance and resolve the bank account issue by preparing source of funds documentation.
• Establish completely legal payment route—without sanctions evasion, with bank and legal advisor approval.
• Remember: property purchase does not grant a residence permit—status is obtained separately through an appropriate program.
• Do not economize on your own lawyer and technical due diligence.

Italy remains one of the most attractive countries for living and investment, and has not become closed to Russians. Only a sober, lawful, and well-supported approach is needed—then your dream home does not turn into a source of problems. If you want to navigate this path without mistakes, we will help analyze your situation step by step.