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Buying

Buying the right home, with everything you need to choose well.

A new home can be a life project, an investment or simply a space better suited to your needs.

We help you work out how much to invest, where to look and which properties offer the best balance of quality, price and prospects.

And before you sign, we check what can really affect the choice: documents, the condition of the property, future costs and the terms of the purchase.

The floor plan of a flat examined through a magnifying glass.

The budget

How much you can really spend.

Your budget is not the most the bank will lend you. It is the sum that lets you live calmly, even if something changes.

Banks usually lend up to 80% of the value of the home and check that the monthly payment does not exceed about a third of net income. The rest of the price, plus taxes, the notary and the mortgage costs, has to be paid in cash.

The taxes depend on who is selling and how you buy. Buying your first home from a private individual, the imposta di registro (registration tax) is 2% of the cadastral value, not of the price; for a second home it is 9%. Buying from a company that charges VAT, you pay 4% of the price on a first home and 10% on other homes.

We do these sums with you before the first viewing: so you search with a clear budget and negotiate with more confidence.

Example of the cash needed for a € 350,000 first home bought from a private individual: deposit 70,000, taxes 2,410, notary 3,500, mortgage costs 1,700. Example: first home at € 350,000, from a private seller deposit 70,000 taxes 2,410 notary 3,500 mortgage 1,700 80% mortgage: € 280,000 example cadastral income: € 1,000
Example figures. Taxes: 2% of 1,000 × 1.05 × 110, plus € 100 in fixed taxes. Mortgage: substitute tax of 0.25% (€ 700) plus valuation and arrangement fees. Notary and bank charges vary: always ask for a quote.

Before the offer

What we look at before proposing a price.

We check what affects the value and quality of the purchase, so you decide knowing both the opportunities and any issues. We do it before the offer, which binds you once accepted, not at the rogito (the deed of sale signed before the notary).

We carry out the technical and legal checks with the professionals required: surveyors, architects, notaries, lawyers.

  1. Does the home match its documents?The cadastral floor plan and the building permits held by the Comune (the municipality): every discrepancy must be put right, and its cost belongs in the price you offer.
  2. What does the condominium say?Service charges, works already approved, the building rules. The buyer is liable for unpaid charges for the current year and the year before.
  3. What condition is it in?Building systems, damp, windows, façade and roof, energy class: what it will need in the coming years and what can be improved.
  4. Where does it come from?A recent gift, an inheritance, a mortgage charge: things to know beforehand, for the bank too.
  5. What is the area like, at every hour?Services, transport, noise, projects on the way. An evening visit is worth as much as one by day.
  6. Is the price in line?The comparison is made with completed sales, not with other listings.

The right home appeals to you today and still works ten years from now.

A full assessment shows whether the asking price is consistent with the work and the future costs too. And if a property is not right for you, we tell you, even if we are the ones selling it.

After the deed

What it costs to keep, every year.

The mortgage payment is not the only expense. On a first home the IMU (municipal property tax) is usually not payable, but service charges, utilities, maintenance and insurance remain.

A renovated home can cost far less to heat than one in a low energy class. And a condominium whose façade needs redoing may ask you for thousands of euros in the first years: a figure to weigh in the price.

That is why, alongside the price, we give you an estimate of the costs for the first years: one more element for comparing homes.

A year in the home, month by month: the mortgage payment every month, service charges and utilities in instalments or by consumption, maintenance and insurance every year. J F M A M J J A S O N D mortgage payment every month service charges, utilities in instalments or by use maintenance and insurance on a first home, usually no IMU

How we support you

From the first question to the keys.

  1. 01 · Goal

    What you are looking for, and why

    Area, size, timing, your real budget. Sometimes the answer changes the search: a different neighbourhood, a home that needs work.

  2. 02 · Search

    Targeted viewings

    We go with you to viewings and tell you what we see: strengths, potential, defects and costs to allow for.

  3. 03 · Checks

    Documents and price

    Technical and legal checks, comparison with sales in the area, then the offer.

  4. 04 · Deed

    Up to the keys, and beyond

    Preliminary contract, mortgage, notary. And afterwards, if needed, the technical experts and firms for the work.

The first step is a conversation

Are you looking for a home?

Tell us what you are looking for and where you are starting from. We help you understand what is worth buying, even before where.

How we work

Let’s talk