Italy's Heaven Homes hub covers Tuscany, Umbria, Rome, Milan, Lake Como, the Amalfi Coast, Puglia, Sicily and the famous €1 borgo schemes. Median prices in 2026: Milan €5,200/m², Rome €3,600/m², Florence €4,400/m², Bologna €3,400/m², Naples €2,700/m², Puglia/Salento from €1,100/m², Sicily from €800/m² (€1 incentive schemes still active in Mussomeli, Sambuca, Salemi). Foreign buyers face no restrictions — reciprocity applies (almost every country qualifies). Buying costs ~10-15%: registration tax 2% (primary) or 9% (second home) on cadastral value, notary 1-2%, agent commission 3% + VAT (paid by buyer). Closings run through a notaio — 60-90 days typical. Non-resident mortgages 50-60% LTV at ~4% fixed. Italy's 7% flat-tax regime for foreign pensioners relocating to Southern Italy (towns under 20k pop in Sicily/Calabria/Sardinia/Puglia/Molise/Basilicata/Abruzzo/Campania) remains the hidden gem of EU tax planning. Investor angle: Milan long-let 4-5%, short-let in Rome/Venice/Florence centro 6-10% (licence-gated), Tuscan agritourism 8-12%. Renters: 4+4 year contracts standard, low deposits (2-3 months), strong tenant protection. Investor Visa available with €500k Italian Ltd-Co investment or €250k innovative startup.
