Buying Property in Como, Italy: A UK Citizen's Guide

TL;DR: Yes, UK citizens can buy property in Como, Italy, under the same rules as locals, thanks to a special agreement between the two countries. Property prices vary widely, starting from around €200,000 for smaller village apartments and reaching over €20 million for luxury waterfront villas. The purchase process typically takes 6 to 12 weeks and involves getting an Italian tax code (codice fiscale), appointing a solicitor, and signing several contracts. Key costs include a 9% property transfer tax for second homes and ongoing annual property taxes. While you focus on these steps, it’s smart to ensure your phone number from home stays active so you can easily communicate with agents and keep in touch with family.

Imagine you’ve found your dream villa on the stunning shores of Lake Como, but you’re constantly worried about missing important calls from your solicitor or bank back in the UK. Many people planning a big move abroad overlook how vital their existing phone number is for staying connected and managing such a significant international purchase. Keeping your home number working abroad ensures you remain reachable by everyone involved in the property buying process, from real estate agents to legal professionals, making your journey to Italian homeownership much smoother.

Can UK citizens buy property in Como, Italy?

Yes, UK citizens and people from other countries can buy property in Como, Italy. This is one of the main reasons why it is such a popular place for international buyers to invest in property. The most important thing to check is if your home country has a special “reciprocity agreement” with Italy. This means that if Italian citizens can buy property in your country, then you can buy property in Italy. The UK and Italy have this type of agreement in place, so as a UK citizen, you are able to buy property in Como just like a local resident. To make sure you stay connected while managing your property search from afar, consider options that let you keep your UK number working abroad.

What is the real estate market like in Como?

The Lake Como area consistently ranks as one of Italy’s best places for luxury real estate. Over the past five years, property prices in the region have been steadily increasing. They reached a high of €3,143 per square meter in December 2025, according to Immobiliare.it. This trend means that while you might need to spend a bit more for your perfect property in Como, it could be a worthwhile investment if prices continue to rise as they have recently. The strong demand for homes in this beautiful region helps to keep the market active and attractive for buyers.

Is buying property in Como a good investment?

Deciding whether to invest in property abroad requires careful thought, and Como offers a mix of advantages and disadvantages. Here are some points to consider if you’re thinking about buying property in this picturesque Italian region:

Pros of buying property in Como

• Good value growth: The area has strict rules that prevent too much new building. This limits how many properties are available. Because of this limited supply, the value of properties tends to increase steadily over time, which has been clearly seen in rising prices over recent years.
• Great for rentals: Lake Como is a top tourist destination all year round. This means there’s a very high demand for luxury holiday rentals. If you plan to rent out your property, you could potentially earn good rental income.
• Foreigner-friendly rules: There are very few restrictions for people from other countries or non-residents who want to buy property in Como. The process is welcoming to international buyers.

Cons of buying property in Como

• High upfront costs: Properties in Como, especially those right along Lake Como’s shores, come at a high price. On top of the purchase price, you will also face many fees and taxes that need to be paid when you buy.
• High maintenance or renovation costs: Many older buildings in the region, particularly historic ones, often need either ongoing maintenance or significant renovation work. These costs can add a lot to the overall expense of owning the property.
• Complex property laws: The legal process for buying property in Italy can be quite complicated. It often involves a lot of paperwork and dealing with official procedures, which can be challenging to navigate.
• Stricter mortgage conditions: Foreign buyers might find it harder to get a mortgage, and the conditions could be stricter than for local residents. You may also need to provide a larger deposit when applying for a loan.

If you’re moving to Italy, understanding these details is crucial for a smooth transition. For more general advice on settling in, see our guide on your guide to moving from UK to Italy post-Brexit.

How much do properties cost in Como?

Knowing how much property costs in Como is key when you are setting your budget and beginning your search. The price depends a lot on the type of property you want and its exact location. For highly desirable properties right on the lakeside, prices can start from €8,000 per square meter. However, if you look in smaller towns and areas higher up in the hills, properties tend to be much more affordable. In these locations, you might find a house or an apartment for less than €300,000.

To give you a better idea, here’s an average breakdown of what you might expect to pay for different types of properties in the region, based on data from Immobiliare.it and Your Overseas Home:

Property type	Average price (EUR)
Waterfront apartments in prime lakeside towns	From €500,000
Luxury waterfront villas (gardens, pools, docks)	€2 million to €20 million+
Traditional hillside stone houses	€250,000 to €600,000
Village apartments and townhouses	€200,000 to €450,000
New build developments	€400,000 to €1 million+

As you can see, prices vary significantly, with luxury waterfront villas reaching into the multi-million euro range, while a charming village apartment could be bought for a fraction of that cost.

What are the best places to buy property in Como?

The ideal place to buy property in Como depends entirely on your reasons for purchasing. Each area around Lake Como offers a different experience:

• Como city is perfect if you are looking for a second home or if you plan to live there permanently. It offers easy travel to larger cities like Milan, making it convenient for work or city visits.
• For those seeking luxury and who have a generous budget, Bellagio is a top choice. Here you will find upscale dining, high-end shops, and magnificent lakeside homes that offer truly breathtaking views.
• If you prefer a quieter, more traditional Italian atmosphere, Varenna is definitely worth exploring. It’s known for its peaceful charm and picturesque streets.
• For more affordable properties, you should look at the hillside villages such as Brunate and Menaggio. There are also many other small towns and hamlets scattered around the lake that offer properties at a lower price point.

How can you search for a property in Como?

When you are new to the Italian property market, it can be very helpful to use a specialist real estate agent. This is especially true if you are moving to Italy from the UK and are not yet familiar with how the local real estate market works. An experienced agent will have in-depth knowledge of the area and can guide you through each step of the property buying process. Be aware that this expert service will likely come with a fee.

You can also begin your property search online by using one of the many popular Italian property websites and portals. These platforms provide a wide selection of listings and can give you a good overview of what’s available. Some of the most widely used sites include:

• Idealista.it
• Immobiliare.it
• Casa.it (this site is mainly in Italian)
• Properstar
• Rightmove Overseas
• A Place in the Sun

These websites can help you start exploring properties from the comfort of your home.

What should you check before you buy property?

Before you commit to buying a property in Como, there are several important checks you should carry out to protect your investment and ensure a smooth process. These key checks include:

• Verify the seller’s legal right to sell: Your solicitor will be able to help you confirm that the person selling the property legally owns it and has the right to complete the sale. This is a crucial first step.
• Check “conformità urbanistica e catastale”: This is an important check to make sure that the actual property matches all the official building permits and records held by the local authorities. Any differences could cause legal problems later.
• Understand short-term rental laws: If you plan to buy the property to rent out to tourists, you need to know about local short-term rental rules. For example, you might need a national CIN code and be required to report every guest to the police within 24 hours, according to Investropa.
• Review zoning or renovation laws: For rural or historic properties, check if there are specific zoning laws or other regulations that might prevent you from extending the property or making major renovations.
• Consider a building survey: While it is not mandatory to have a building survey in Italy, it is highly recommended. A survey can uncover any structural problems or other costly issues that might not be obvious during a viewing. Getting a survey done can save you a lot of money and stress in the long run, as highlighted by A Place in the Sun.

Taking these steps before you buy will help you avoid unwelcome surprises down the line.

How to buy property in Como as a foreigner: A step-by-step guide

Buying property in Como as a foreigner involves a series of specific steps that are important to follow carefully. This guide outlines the typical process you can expect:

1. Get your finances in order

Before you do anything else, it’s wise to get all your money matters sorted out. This involves several key steps. First, you need to clearly set a budget for your entire property purchase, including not just the house price but also all the extra fees and taxes. Next, if you plan to get a loan, you should try to secure a mortgage offer in principle, which shows lenders are likely to approve your loan. Finally, gather all your financial documents so they are ready when needed. This preparation will make the rest of the process much smoother.

2. Get a codice fiscale

Foreign citizens need an Italian tax number, known as a codice fiscale, to buy and sell property in Italy. This number is also essential for other activities, such as opening an Italian bank account or setting up utility services. You can get your codice fiscale by visiting Italian consulates in the UK, or by going directly to a local Agenzia delle Entrate (Italian Revenue Agency) office once you are in Italy. This is one of the first and most critical administrative steps.

3. Find a property and arrange viewings

Now it’s time for the exciting part: starting your search for your dream home in Como. You can use various online property portals or work with local real estate agents to find suitable properties. Once you find a place you like, try to arrange a viewing as soon as possible. In the meantime, it’s a good idea to research the area around the property to get a feel for the local amenities, transport links, and overall atmosphere.

4. Make an offer

The next important step is to put forward a competitive offer for the property. You can submit this offer to the estate agent or, in some cases, directly to the seller. Just like in many other countries, you are usually able to negotiate on the price and terms of the sale. Your offer should reflect what you believe is a fair value for the property and what you are willing to pay.

5. Appoint a solicitor

While it’s not legally required, it is strongly recommended to find and hire a lawyer who has specific experience with Italian property law. Your solicitor will play a crucial role by checking and translating all the important documents and contracts. They will also perform essential due diligence checks on the property and the seller to ensure everything is legitimate and there are no hidden issues. Finding a solicitor through a personal recommendation is a good approach, or you can check the list of English-speaking property solicitors on the UK Government website.

6. Sign the purchase proposal contract (proposta d’acquisto)

Once your offer is accepted and you are ready to move forward, you will typically sign and submit a document called a “letter of intent” or “purchase proposal contract” (proposta d’acquisto). This document officially states your commitment to buying the property and outlines the basic terms of the agreement between you and the seller. Your solicitor will be vital at this stage, helping you understand the details and ensuring that important clauses are included, such as whether this letter is legally binding or not.

7. Get a survey

While your property lawyer is busy with the legal checks, you should arrange for a building survey to be carried out on the property. For this, you will need to appoint a Geometra (a technical surveyor) and/or an Architetto (architect). These professionals will thoroughly inspect the property for any structural problems or other issues that might require expensive repairs. If the survey uncovers any significant problems, you may be able to go back to the seller to negotiate a lower price or ask them to fix the issues before the sale is finalized.

8. Appoint a notary

A notary plays a very important role in property purchases in Italy. They are a public official responsible for making sure that the entire transaction, all documents, contracts, and legal processes are conducted correctly and follow Italian law. The notary also handles the payment of taxes and duties linked to the sale. As the buyer, it is your responsibility to choose the notary and cover their fees. You can find a qualified notary through the website of the Consiglio Nazionale del Notariato (The National Council of Notaries).

9. Sign and exchange preliminary contracts (Contratto preliminare or Compromesso)

This is a major step where you and the seller sign and exchange the preliminary contracts. This document, known as a Contratto preliminare or Compromesso, is legally binding. Your solicitor should review it very carefully before you sign to ensure all details are correct and protect your interests. It will outline all the specific terms of the transaction, including a proposed date for the final completion. At this stage, you will usually need to arrange a transfer for the deposit, which typically ranges between 10% and 20% of the property’s purchase price, according to Investropa. Sending this large amount of money internationally requires careful planning.

10. Completion

Completion is the final and most crucial step in the property buying process. This stage involves several important actions:

• Signing the deed of sale (rogito): This is the official document that legally transfers ownership of the property. You will also sign the final sales contract.
• Transferring the final balance: You will need to make the payment for the remaining balance of the property price.
• Registering the property title: The property’s title will be officially registered in your name, making you the legal owner.
• Getting the keys: Finally, you will receive the keys to your new home in Como!

Completion takes place in front of the notary. Many buyers choose to finalize the deed of sale using a power of attorney (procura), which means you don’t have to be present in person for every step of the process. For more information on sending money for property overseas, you can check guides on how to send money abroad to buy property.

How long does it take to buy a property in Como?

The time it takes to buy property in Como typically ranges from around 6 to 12 weeks, according to Investropa. However, the process can sometimes take longer, especially if the property is more complex or if you are arranging mortgage financing. Factors like delays in getting documents, survey results, or legal checks can also extend the timeline. Patience is often key when navigating Italian property purchases.

What are the fees and costs of buying property in Como?

When budgeting for your property purchase in Como, it’s important to include all the additional fees and taxes that you will need to pay on top of the property price. These can add a significant amount to your total outlay. Here are the main fees and taxes you should factor into your budget:

Fee/tax	Amount	Description
Property transfer tax	9%	This is similar to stamp duty in the UK, applied to the declared value of the property for a second home or non-primary residence.
VAT (new builds only)	4% for main residence, 10% for second home	Value Added Tax applies if you buy a brand-new property directly from a developer. The rate depends on whether it’s your main home or a second property.
Registration fees	Around €100	Fees for registering the property with the land registry.
Legal fees	Varies	The cost for your solicitor’s services, which can differ based on the complexity of the sale and the solicitor’s rates.
Notary fees	1% to 2.5%	The fees for the notary who oversees the legal process and ensures compliance with the law. You are responsible for these costs.
Estate agent fees	3% to 4%	Often split between the buyer and seller, these fees cover the agent’s service in finding the property and managing the sale.
Building survey fee	€300 to €1,200	The cost for a Geometra or Architetto to inspect the property, varying with the size, age, and location of the house.
Mortgage valuation fees	€250 to €350	If you get a mortgage, the bank will charge a fee to value the property, as noted by Italian Mortgages.
Mortgage arrangement fees	0.5% to 1% of loan amount	Charges from the lender for setting up your mortgage, also mentioned by Italian Mortgages.

These costs are estimates and can change, so it’s always best to get exact figures from your solicitor and financial advisor.

What are the taxes and fees for owning property in Como?

Once you have successfully bought your Italian property and settled all the initial purchase costs, you will also face ongoing fees and taxes as a property owner. The main ongoing cost is an annual property tax known as IMU (Imposta Municipale Unica).

In the municipality of Como, this tax is set at a rate of 0.96% for properties that are not your primary residence. This includes second homes and holiday homes. The IMU is calculated based on the official cadastral value of your property, which is usually lower than the market value.

You can generally expect to pay the following amounts each year, according to Investropa:

• €1,200 to €3,500 a year for apartments and condos.
• €3,000 to €10,000 a year for larger villas.

If you decide to rent out your property, you may also need to pay personal income tax on the rental earnings, just like any other landlord. It’s important to understand these recurring costs to manage your budget effectively.

Can non-residents get loans and mortgages for property in Como?

Yes, Italian banks do offer mortgages to people from other countries and to non-residents who wish to buy property in Italy. However, it’s important to be aware that foreign buyers often face stricter lending requirements compared to local residents. The application process can also be more complicated and may take longer.

You might find that you cannot borrow as much money as local Italian residents. For foreign applicants who earn their income outside of Italy, the typical loan-to-value (LTV) ratios usually fall between 50% and 70%, as stated by Investropa. This means you will need to provide a larger deposit out of your own funds. Additionally, you will likely need to supply a lot of documentation, all translated into Italian, to prove your financial stability and show that you are a reliable candidate for a loan. Preparing these documents thoroughly is key to a successful application. For a deeper dive into this, consult our detailed guide on getting a mortgage in Italy as a foreigner.

What are the risks and pitfalls of buying property in Como?

When buying property in a foreign country like Italy, it’s essential to be aware of potential risks and pitfalls. One of the biggest dangers to watch out for is scams. To avoid these, it is highly recommended to work only with qualified and trustworthy professionals, such as experienced real estate agents and solicitors.

It’s also a good idea to check if any property experts, brokers, or agents you work with are members of a recognized professional body. In Italy, for example, estate agents must be licensed and officially registered with their local Chamber of Commerce (Camera di Commercio).

Other important things to keep in mind include:

• Be cautious: Always do your research and be very careful before sending any money or making a deposit. Once funds are transferred, it can be difficult to get them back.
• Hire legal help: Always hire a solicitor and ensure they carry out as much due diligence as possible. This includes making absolutely sure that the seller has the legal right to sell the property.
• Understand annual taxes: Make sure you are comfortable with the annual property taxes, as these can be quite high, especially for larger, more valuable properties in Como.
• Visit in person: Never rely solely on online listings. It’s crucial to visit the property in person to get a full and accurate impression, and to verify all the claims made in the property description.
• Get an inspection: If you have any concerns at all about the property’s condition, arrange for an independent inspection or survey to be carried out. This can flag hidden issues before you buy.

Moving into your new property in Como

Once the purchase is complete and you have the keys, there are a few final tasks to take care of before you can fully settle into your new home in Como. Planning these in advance can make your move much smoother. For a complete overview of what to do, you might find our moving abroad checklist helpful.

Insurance

It is very strongly recommended to take out a comprehensive buildings insurance policy. This policy should ideally start on your completion date, as you become responsible for the property from that moment. In fact, if you secured a mortgage, your lender will most likely make building insurance a mandatory condition of your loan offer.

Setting up utilities

Knowing your completion date in advance allows you to arrange essential services for your new home. Setting up utilities such as heating, electricity, and water is a prime example. Getting these sorted as early as you can will help ensure that your new home is comfortable and functional from the moment you move in, making the overall moving process a little less stressful.

Energy efficiency renovations

If you have purchased an older or historic property in Como, you might consider making some energy efficiency improvements. These renovations can not only make your home more comfortable but also help reduce your utility bills. Examples include upgrading the air conditioning system, installing better insulation, or replacing old windows with more energy-efficient models. Such improvements can also increase the value of your property over time.

Key takeaways about buying property in Como

• Thanks to a special agreement between the UK and Italy, British citizens can purchase property in Como under the same conditions as Italian residents.
• The Lake Como region is a highly sought-after luxury real estate market. Property prices have been rising steadily, and there’s strong potential for rental income, but buyers should be prepared for high maintenance and renovation costs, especially for older homes.
• Property prices in Como vary widely; while prime waterfront villas can cost €2 million to over €20 million, more affordable hillside homes or village apartments are often available for between €200,000 and €600,000.
• All foreign buyers must obtain an Italian tax code (codice fiscale). The property buying process involves a detailed three-step legal procedure: first, a purchase proposal, then a preliminary contract, and finally, a definitive deed signed in front of a notary.
• Buyers purchasing a second home in Como will face a 9% property transfer tax. Non-resident applicants seeking a mortgage typically encounter stricter lending criteria and usually need a larger deposit, with loan-to-value ratios often capped at 50% to 70%.

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