Guide to Buying a New Construction: Everything You Need to Know Beyond the Sale Price

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1. VAT (IVA): The first major cost (or advantage)

As noted, VAT is calculated on the purchase value stated in the deed of sale.

• First Home (Prima Casa): You pay 4%. On a €200,000 purchase, the tax will be €8,000.

• Second Home: You pay 10%. On a €200,000 purchase, the tax rises to €20,000.

  Unlike buying from a private individual (where you pay registration tax based on the cadastral value), here the tax is applied to the actual sale price.

2. Connections and Cadastral Filing: The "hidden costs"

These charges are often borne by the buyer and are requested by the builder separately from the house price.

• Connections (Allacciamenti): These include the expenses for connecting the property to public utilities (water, electricity, gas, sewage). The cost varies by municipality and site complexity but usually ranges between €1,500 and €3,500.

• Cadastral Filing (Accatastamenti): These are technical fees for registering the property in the urban land registry and creating the official floor plan. The average cost is between €500 and €1,500.

  Domus Sicilia Advice: Always check the preliminary contract (compromesso) to see if these costs are listed as "borne by the buyer" or if they are included in the price.

3. Fixed Taxes

When buying from a builder with VAT, you must add three fixed taxes paid at the time of the deed through the Notary:

• Registration Tax: €200

• Mortgage Tax: €200

• Cadastral Tax: €200

  (Total: €600)

4. Notary Fees

The Notary is an essential figure. Keep in mind that the fee for a new construction may be slightly higher than for a resale, as the Notary must verify a larger volume of technical documents and guarantees (surety bonds, ten-year posthumous policies).

Practical Example: €200,000 Purchase (First Home)

Here is a summary of the costs to give you a clear idea of the total outlay:

Expense ItemEstimated AmountProperty Price€200,000VAT (4% - First Home)€8,000Fixed Taxes (Registration, Mortgage, Cadastral)€600Connections and Filing (estimate)€3,000Notary Fee (average estimate)€2,500TOTAL INVESTMENT€214,100

Why is it still worth it?

Despite these expenses, new constructions offer protections that resales do not:

• Ten-Year Posthumous Policy: The builder is legally obliged to guarantee the property for 10 years against major structural defects.

• Surety Bond (Fideiussione): All deposits paid before the deed are guaranteed by a bank or insurance bond.

• Energy Class A: You will save thousands of euros in utility bills every year, offsetting the initial costs over time.

At Domus Sicilia Immobiliare, we analyze every specification (capitolato) and contract clause with you to ensure your purchase is 100% transparent.